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Property profile & analytics
OFF-MARKET
Estimated value
$990,000
Warehouses
810 Buttonwood Dr Fort Myers Beach, FL 33931-2202
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-1432771
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1957
Construction
STEEL FRAME
Total area
4,000 SF
Lot
0.91 ac (39,422 SF)
Zoning code
C-2
APN
24-46-23-00-00001.0000
UPID
US18-1432771
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
$1.09M
CAP Approach
CAP
$625k
Comparable Approach
Comparable
$819k
Blend (final)
Blend
$990k
Owner & transaction history
San Carlos Island Annex LLC · 4 yrs held
San Carlos Island Annex LLC
since 2022
Last sale
$1.1M
2 recorded transactions
Zoning & alternative use
C-2 · Fort Myers Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.4M
+66.9%
Retail stores
$1.3M
+53.5%
Office building
$1.2M
+41.5%
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 Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fort Myers Beach 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
$1,090,000
CAP Approach
CAP Return
Estimation
6%
$680,000
6.5%
$625,000
7%
$585,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$820,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,365,000
Change: +67% · Conversion: Moderate
RETAIL STORES
$1,255,000
Change: +54% · Conversion: Moderate
OFFICE BUILDING
$1,160,000
Change: +41% · Conversion: Difficult
MEDICAL BUILDING
$1,145,000
Change: +40% · Conversion: Difficult
Blend value · Realmo final
$990k
Range $891k – $1.09M · ±10% · vs last sale $1.05M (Jun 13 2022)
Last sale anchor
$1.05M
Jun 13 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
$248 / 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
$8,404
Tax year 2023
Assessed value
$598,436
Assessed 2023
Previous assessed
$424,807
+40.9% YoY
Effective rate
1.40%
On assessed value
Assessed land
$598,426
Assessed improvement
$10
Land market value
$598,426
Improvement market value
$10
Total market value
$598,436
Applied tax rate
78.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1957
Construction
STEEL FRAME
Heating
NONE
Cooling
NONE
Stories
1
Bathrooms
1
Total area
4,000 SF
Lot
0.91 ac (39,422 SF)
Zoning code
C-2
APN
24-46-23-00-00001.0000
UPID
US18-1432771
Jurisdiction
LEE
Zoning & alternative use
C-2 · Fort Myers Beach, FL
Zoning C-2 · permitted uses
C-2 · Fort Myers Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fort Myers Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$820,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
RETAIL STORES
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.1M
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
OFFICE BUILDING
MEDICAL BUILDING
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
1957
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
1
Lot
0.91 ac
Current owner
From public records · entity-resolved
San Carlos Island Annex LLC
Entity
Mailing address
103 15TH AVE NW STE #200, WILLMAR, MN 56201-2195
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Jun 13, 2022
$1,050,000
San Carlos Island Annex LLC
Afa Rentals INC
Warranty Deed
$787,500 · Sanibel Captiva Community Bank
May 3, 2002
$219,857
Afa Rentals INC
Vanselow,scott D & Kathryn L
Grant Deed
$405,000 · Scott D & Kathryn L Vanselow
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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