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Property profile & analytics
OFF-MARKET
Estimated value
$1,080,000
Office buildings
6501 Felix Romano Ave 6580 Fort Myers, FL 33905-7634
Individually Owned
11-yr Hold
Free & Clear
Property ID
US18-5915742
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1982
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,674 SF
Lot
119.05 ac (5,185,818 SF)
Zoning code
AG-2
APN
15-44-26-01-00017.0110
UPID
US18-5915742
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.32M
Comparable Approach
Comparable
$975k
Blend (final)
Blend
$1.08M
Owner & transaction history
Robert Melcher · 11 yrs held
Robert Melcher
since 2015
2 recorded transactions
Zoning & alternative use
AG-2 · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.7M
+31.1%
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%
$1,430,000
6.5%
$1,320,000
7%
$1,225,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,280,000
Current use
COMMERCIAL (GENERAL)
$1,675,000
Change: +31% · Conversion: Easy
MEDICAL BUILDING
$1,240,000
Change: -3% · Conversion: Easy
RETAIL STORES
$1,215,000
Change: -5% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,160,000
Change: -10% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,105,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.08M
Range $972k – $1.19M · ±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
$231 / 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
$4,552
Tax year 2023
Assessed value
$22,816,423
Assessed 2023
Previous assessed
$22,816,423
+0.0% YoY
Effective rate
0.02%
On assessed value
Assessed land
$2,381,000
Assessed improvement
$20,435,423
Land market value
$2,381,000
Improvement market value
$20,435,423
Total market value
$22,816,423
Applied tax rate
46.0000
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
1982
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Buildings
14
Stories
2
Bathrooms
22
Total area
4,674 SF
Lot
119.05 ac (5,185,818 SF)
Zoning code
AG-2
APN
15-44-26-01-00017.0110
UPID
US18-5915742
Jurisdiction
LEE
Zoning & alternative use
AG-2 · Fort Myers, FL
Zoning AG-2 · permitted uses
AG-2 · 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
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$1.2M
RETAIL STORES
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RETAIL STORES
WAREHOUSE, STORAGE
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
1982
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
14
Bathrooms
22
Lot
119.05 ac
Current owner
From public records · entity-resolved
Robert Melcher
Individual
Free & Clear · 11 yrs held
Mailing address
15191 HOMESTEAD RD, LEHIGH ACRES, FL 33971-9749
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2015
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
Jan 14, 2015
$69,000
Robert Melcher
Selander,margaret
Grant Deed
—
Apr 20, 2005
$645,000
Lee Cnty Mosquito Control Dist
Miller,t W JR & Mavis S
Warranty Deed
—
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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