7172 Cypress Dr Fort Myers, FL 33907-2974
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Estimated value (blended)
$1.52M
Range $1.37M – $1.67M (±10%)
Property ID
US18-4083290
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1994
Construction
STEEL FRAME
Total area
16,240 SF
Lot
0.9 ac (39,335 SF)
Zoning code
C-1
APN
11-45-24-00-00007.0060
UPID
US18-4083290
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.41M
Blend (final)
Blend
$1.52M
Owner & transaction history
since 2022
2 recorded transactions
Zoning & alternative use
C-1 · Fort Myers, FL
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 9 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.52M
Value range
$1.37M – $1.67M
±10% around blend
Estimated value / SF
$94 / SF
Confidence
High
9 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
90
$1.37M
blend $1.52M
$1.67M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
16,240 SF
Lot area
0.9 ac
Year built
1994
Stories
1
APN
11-45-24-00-00007.0060
Assessed value
$2,038,373
Annual tax
$28,374
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$2.95M
Weighted, 9 comps · high confidence
Evidence
9 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
2.5 mi away · 18,219 SF
3.9 mi away · 15,682 SF
5.4 mi away · 14,400 SF
6.2 mi away · 20,250 SF
6.3 mi away · 12,000 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.52M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 33 sales
$96
-3%
Submarket 498 sales
$190
-51%
County 735 sales
$205
-54%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $94/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 9 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.04M
Move the market yield to see immediate price impact.
Value / SF
$126
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$128k
$2.57M
$1.83M
$1.43M
$143k
$2.85M
$2.04M
$1.59M
$157k
$3.14M
$2.24M
$1.74M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
9 found
High confidence · county-verified
Closest comparable
$2.90M
0.7 mi · Dec 2025 · $223/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$28,374
Tax year 2023
Assessed value
$2,038,373
Assessed 2023
Previous assessed
$1,266,016
+61.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$312,871
Assessed improvement
$1,725,502
Land market value
$312,871
Improvement market value
$1,725,502
Total market value
$2,038,373
Applied tax rate
47.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1994
Construction
STEEL FRAME
Heating
NONE
Cooling
NONE
Stories
1
Bathrooms
2
Total area
16,240 SF
Lot
0.9 ac (39,335 SF)
Zoning code
C-1
APN
11-45-24-00-00007.0060
UPID
US18-4083290
Jurisdiction
LEE
Zoning & alternative use
C-1 · Fort Myers, FLZoning C-1 · permitted uses
C-1 · Fort Myers, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1994
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
2
Lot
0.9 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C-1
Jurisdiction
Fort Myers, FL
Recorded code
C-1
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
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Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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