OFF-MARKET
Office buildings
Trust Owned
11-yr Hold
Free & Clear
Trust Owned Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1973
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,456 SF
Lot
3.25 ac (141,570 SF)
Zoning code
IL
APN
08-46-25-00-00003.0130
UPID
US18-3360033
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$460k
CAP Approach
CAP
$695k
Comparable Approach
Comparable
$698k
Blend (final)
Blend
$715k
Owner & transaction history
since 2015
2 recorded transactions
Zoning & alternative use
IL · Fort Myers, FL
Zoning description
The IL District is established in order to protect light industrial uses, promote and protect future development of the district in light industrial usage.
General category
INDUSTRIAL
Top alternative use upside
Commercial (general)
$880,000
+31.1%
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 7 comparables with addresses
5 alternative uses screened
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
$715k
Value range
$644k – $787k
±10% around blend
Estimated value / SF
$291 / SF
Confidence
High
7 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
70
$644k
blend $715k
$787k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,456 SF
Lot area
3.25 ac
Year built
1973
Stories
1
APN
08-46-25-00-00003.0130
Assessed value
$3,096,216
Annual tax
$23,884
3
Income approach: direct capitalization
Partial preview
Income approach indication
$695k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$750k
@ 6.5% CAP return
$695k
@ 7% CAP return
$645k
4
Sales comparison
Partial preview
Sales approach indication
$556k
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
3.5 mi away · 2,365 SF
5.7 mi away · 3,029 SF
5.8 mi away · 2,801 SF
6.4 mi away · 2,200 SF
7.0 mi away · 2,000 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$715k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 430 sales
$274
+6%
County 751 sales
$290
+1%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $291/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+31%
vs current-use indication
Office Building · current use
Medical Building
Retail Stores
Neighborhood: Shopping Center
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
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.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
9.80%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 9.80%
9.0%
NOI (est.)
$217k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.21M
Move the market yield to see immediate price impact.
Value / SF
$900
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
9.30%9.80%10.30%
$195k
$2.10M
$1.99M
$1.89M
$217k
$2.33M
$2.21M
$2.10M
$238k
$2.56M
$2.43M
$2.31M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$600k
1.9 mi · May 2026 · $336/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$23,884
Tax year 2023
Assessed value
$3,096,216
Assessed 2023
Previous assessed
$789,301
+292.3% YoY
Effective rate
0.77%
On assessed value
Assessed land
$2,831,400
Assessed improvement
$264,816
Land market value
$2,831,400
Improvement market value
$264,816
Total market value
$3,096,216
Applied tax rate
71.0000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1973
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Buildings
2
Stories
1
Bathrooms
2
Total area
2,456 SF
Lot
3.25 ac (141,570 SF)
Zoning code
IL
APN
08-46-25-00-00003.0130
UPID
US18-3360033
Jurisdiction
LEE
Zoning & alternative use
IL · Fort Myers, FLZoning IL · permitted uses
IL · Fort Myers, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The IL District is established in order to protect light industrial uses, promote and protect future development of the district in light industrial usage.
General category
INDUSTRIAL
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
1973
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Bathrooms
2
Lot
3.25 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
IL
INDUSTRIAL
Jurisdiction
Fort Myers, FL
Recorded code
IL
Official district
IL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for IL in Fort Myers, FL.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Cited sourceThe exact document the profile quotes
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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