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Property profile & analytics
OFF-MARKET
Estimated value
$805,000
Office buildings
6258 Presidential Ct Fort Myers, FL 33919-3526
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US18-1799241
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,464 SF
Lot
0.6 ac (26,001 SF)
Zoning code
CT
APN
14-45-24-34-00000.0360
UPID
US18-1799241
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
-
Fl Habilitation Association Or Organization
-
Vip Rehabilitation Center Medical Clinic
-
Mj Tax Accounting Services Accounting Firm Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$780k
CAP Approach
CAP
$695k
Comparable Approach
Comparable
$738k
Blend (final)
Blend
$805k
Owner & transaction history
Ccf Capital Fl LLC · 2 yrs held
Ccf Capital Fl LLC
since 2024
Last sale
$850,000
7 recorded transactions
Zoning & alternative use
CT · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$885,000
+45.4%
Medical building
$655,000
+7.7%
Retail stores
$640,000
+5.5%
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
$905,000
ML approach
$780,000
CAP Approach
CAP Return
Estimation
6%
$755,000
6.5%
$695,000
7%
$645,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$610,000
Current use
COMMERCIAL (GENERAL)
$885,000
Change: +45% · Conversion: Easy
MEDICAL BUILDING
$655,000
Change: +8% · Conversion: Easy
RETAIL STORES
$640,000
Change: +6% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$585,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$805k
Range $725k – $886k · ±10% · vs last sale $850k (Mar 1 2022)
Last sale anchor
$850k
Mar 1 2022
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
$327 / 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
$6,827
Tax year 2023
Assessed value
$489,512
Assessed 2023
Previous assessed
$424,361
+15.4% YoY
Effective rate
1.39%
On assessed value
Assessed land
$165,185
Assessed improvement
$324,327
Land market value
$165,185
Improvement market value
$324,327
Total market value
$489,512
Applied tax rate
47.0000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
3
Total area
2,464 SF
Lot
0.6 ac (26,001 SF)
Zoning code
CT
APN
14-45-24-34-00000.0360
UPID
US18-1799241
Jurisdiction
LEE
Zoning & alternative use
CT · Fort Myers, FL
Zoning CT · permitted uses
CT · 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
OFFICE BUILDING Current
Est. value
$610,000
COMMERCIAL (GENERAL)
Est. value
$885,000
MEDICAL BUILDING
Est. value
$655,000
RETAIL STORES
Est. value
$640,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$585,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RETAIL STORES
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
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
3
Lot
0.6 ac
Current owner
From public records · entity-resolved
Ccf Capital Fl LLC
Entity
Mailing address
4840 SW 34TH AVE, FORT LAUDERDALE, FL 33312-7946
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 9, 2024
$1,200,000
Ccf Capital Fl LLC
Presidential Court LLC
Warranty Deed
$600,000 · Ily Realty Corp Isaoa
Mar 1, 2022
$850,000
Presidential Court LLC
Blue Peak Investments LLC
Warranty Deed
$250,000 · Feld Funding 2 LLC
Jul 16, 2020
$475,000
Blue Peak Investments LLC
6258 Presidential Cour Trust
Grant Deed
—
Jul 16, 2020
—
Blue Peak Investments LLC
Mare L Shapiro
Quit Claim Deed
related
$707,050 · Zme Capital LLC
Jul 8, 2020
$420,000
6258 Presidential Court Trust
Dary Properties LLC
Warranty Deed
—
Jul 3, 2019
—
Dary Properties LLC
—
Deed
related
$284,160 · First Citizens Bank & Trust Co
Jan 14, 2015
$232,700
Dary Properties LLC
Mb Reo Fl Office LLC
Warranty Deed
$186,000 · Sanibel Captiva Community Bank
Mar 20, 2014
$201,200
Mb Reo-fl Office LLC
Pizarro,freddy F Coc
Trustees Deed
related
—
Aug 20, 2004
$441,000
Freddy F Pizarro
Henry,merle & Joan
Warranty Deed
$340,000 · Riverside Bank Gulf Coast
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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