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Property profile & analytics
OFF-MARKET
Estimated value
$4,285,000
Retail space
5370 Cleveland Ave Fort Myers, FL 33907-2356
Entity Owned
16-yr Hold
Free & Clear
Property ID
US18-2122885
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2020
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
19,235 SF
Lot
3.99 ac (174,000 SF)
Zoning code
CI
APN
11-45-24-P2-00062.0000
UPID
US18-2122885
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Rooms To Go Kids Furniture & Home Goods Clothing & Fashion Store
-
Rooms To Go Patio Furniture & Home Goods Hardware & Home Improvement
-
Rooms To Go Furniture & Home Goods Home Decor Store
-
Rooms To Go Patio - Fort Myers Furniture & Home Goods Hardware & Home Improvement
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.88M
Comparable Approach
Comparable
$4.46M
Blend (final)
Blend
$4.29M
Owner & transaction history
Dragonfly Ftm LLC · 16 yrs held
Dragonfly Ftm LLC
since 2009
2 recorded transactions
Zoning & alternative use
CI · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$6.9M
+37.8%
Medical building
$5.1M
+2.1%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Fort Myers submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fort Myers submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$4,205,000
6.5%
$3,880,000
7%
$3,605,000
Alternative Use
Use
Estimation
RETAIL STORES
$5,010,000
Current use
COMMERCIAL (GENERAL)
$6,905,000
Change: +38% · Conversion: Easy
MEDICAL BUILDING
$5,110,000
Change: +2% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,550,000
Change: -9% · Conversion: Moderate
Blend value · Realmo final
$4.29M
Range $3.86M – $4.71M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$223 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$76,233
Tax year 2023
Assessed value
$5,713,913
Assessed 2023
Previous assessed
$2,944,953
+94.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$3,480,000
Assessed improvement
$2,233,913
Land market value
$3,480,000
Improvement market value
$2,233,913
Total market value
$5,713,913
Applied tax rate
263.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2020
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
19,235 SF
Lot
3.99 ac (174,000 SF)
Zoning code
CI
APN
11-45-24-P2-00062.0000
UPID
US18-2122885
Jurisdiction
LEE
Zoning & alternative use
CI · Fort Myers, FL
Zoning CI · permitted uses
CI · Fort Myers, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fort Myers. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$5.0M
COMMERCIAL (GENERAL)
Est. value
$6.9M
MEDICAL BUILDING
Est. value
$5.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.6M
RETAIL STORES Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2020
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
3.99 ac
Current owner
From public records · entity-resolved
Dragonfly Ftm LLC
Entity
Free & Clear · 16 yrs held
Mailing address
11540 E US HWY 92, SEFFNER, FL 33584-7346
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 16, 2009
$1,025,834
Dragonfly Ftm LLC
Rhodes-fort Myers Investors
Grant Deed
—
—
—
Drake,thomas G & Jo A
—
Loan Modification
related
$220,000 · Finemark Nat'l Bk&tr
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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