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Property profile & analytics
FOR SALE
Office buildings
68 Pondella Rd North Fort Myers, FL 33903
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-4684595
For Sale
1 / 10
$1,699,000
68 Pondella Rd, North Fort Myers, FL 33903
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1977
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,588 SF
Lot
1.62 ac (70,643 SF)
Zoning code
C-2
APN
02-44-24-03-0000A.0380
UPID
US18-4684595
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
$950k
CAP Approach
CAP
$730k
Comparable Approach
Comparable
$1.07M
Blend (final)
Blend
$950k
Owner & transaction history
912 Se 46th Lane LLC · 1 yrs held
912 Se 46th Lane LLC
since 2025
Last sale
$950,000
3 recorded transactions
Zoning & alternative use
C-2 · North Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$930,000
+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 North Fort Myers submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North 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
$950,000
ML approach
$950,000
CAP Approach
CAP Return
Estimation
6%
$790,000
6.5%
$730,000
7%
$680,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$710,000
Current use
COMMERCIAL (GENERAL)
$930,000
Change: +31% · Conversion: Easy
MEDICAL BUILDING
$690,000
Change: -3% · Conversion: Easy
RETAIL STORES
$675,000
Change: -5% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$610,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$950k
Range $855k – $1.05M · ±10% · vs last sale $950k (Oct 17 2024)
Last sale anchor
$950k
Oct 17 2024
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
$367 / 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
$10,136
Tax year 2023
Assessed value
$1,053,669
Assessed 2023
Previous assessed
$1,053,669
+0.0% YoY
Effective rate
0.96%
On assessed value
Assessed land
$261,238
Assessed improvement
$792,431
Land market value
$261,238
Improvement market value
$792,431
Total market value
$1,053,669
Applied tax rate
1.0000
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
For Sale
Year built
1977
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Buildings
3
Stories
1
Total area
2,588 SF
Lot
1.62 ac (70,643 SF)
Zoning code
C-2
APN
02-44-24-03-0000A.0380
UPID
US18-4684595
Jurisdiction
LEE
Zoning & alternative use
C-2 · North Fort Myers, FL
Zoning C-2 · permitted uses
C-2 · North Fort Myers, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
North Fort Myers. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$710,000
COMMERCIAL (GENERAL)
Est. value
$930,000
MEDICAL BUILDING
Est. value
$690,000
RETAIL STORES
Est. value
$675,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$610,000
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
1977
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
3
Lot
1.62 ac
Current owner
From public records · entity-resolved
912 Se 46th Lane LLC
Entity
Free & Clear · 1 yrs held
Mailing address
2743 SE 1ST ST APT #404, FORT MYERS, FL 33916-1832
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 11, 2025
—
912 Se 46th Lane LLC
68 72 Pondella Road LLC
Quitclaim Deed
related
—
Oct 17, 2024
—
68 72 Pondella Road LLC
James P Morrissette
Intrafamily Transfer
related
—
Sep 11, 2024
$950,000
912 Se 46th Lane LLC
Four G INC
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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