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Property profile & analytics
OFF-MARKET
Estimated value
$2,695,000
Warehouses
820 Pondella Rd North Fort Myers, FL 33903
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-0466066
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1969
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,620 SF
Lot
1.23 ac (53,579 SF)
Zoning code
C-1
APN
04-44-24-00-00047.0060
UPID
US18-0466066
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
$2.81M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.70M
Owner & transaction history
Kopara LLC · 5 yrs held
Kopara LLC
since 2021
Last sale
$2.6M
6 recorded transactions
Zoning & alternative use
C-1 · North Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.1M
+285.7%
Restaurant
$3.5M
+227.6%
Commercial (general)
$2.0M
+89.2%
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
$2,770,000
ML approach
$2,810,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$4,110,000
Change: +286% · Conversion: Easy
RESTAURANT
$3,490,000
Change: +228% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,015,000
Change: +89% · Conversion: Difficult
Blend value · Realmo final
$2.70M
Range $2.43M – $2.96M · ±10% · vs last sale $2.60M (Apr 28 2021)
Last sale anchor
$2.60M
Apr 28 2021
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
$480 / 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
$4,516
Tax year 2023
Assessed value
$361,534
Assessed 2023
Previous assessed
$233,894
+54.6% YoY
Effective rate
1.25%
On assessed value
Assessed land
$230,153
Assessed improvement
$131,381
Land market value
$230,153
Improvement market value
$131,381
Total market value
$361,534
Applied tax rate
39.0000
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
1969
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
NONE
Stories
1
Total area
5,620 SF
Lot
1.23 ac (53,579 SF)
Zoning code
C-1
APN
04-44-24-00-00047.0060
UPID
US18-0466066
Jurisdiction
LEE
Zoning & alternative use
C-1 · North Fort Myers, FL
Zoning C-1 · permitted uses
C-1 · 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
AUTO REPAIR, GARAGE
Est. value
$4.1M
RESTAURANT
Est. value
$3.5M
COMMERCIAL (GENERAL)
Est. value
$2.0M
AUTO REPAIR, GARAGE
RESTAURANT
COMMERCIAL (GENERAL)
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
1969
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.23 ac
Current owner
From public records · entity-resolved
Kopara LLC
Entity
Free & Clear · 5 yrs held
Mailing address
3300 NE 188TH ST APT #216, AVENTURA, FL 33180-3370
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 28, 2021
$2,600,000
Kopara LLC
Pondella Storage LLC
Warranty Deed
—
Sep 27, 2011
$220,000
Q4b2 LLC
Vann Investments LLC
Warranty Deed
—
Oct 12, 2010
$205,000
Vann Investments LLC
3-honc LLC
Warranty Deed
$205,000 · Cheryl S Honc
Nov 8, 2005
$800,000
3-honc LLC
White,nelson E & Ann A
Warranty Deed
—
Oct 6, 2004
$40,000
Pondella Storage INC
White,nelson E & Ann A
Warranty Deed
$40,000 · Cassilly J D & Lynn Trust (tr)
Sep 17, 2004
—
Nelson E White
White,nelson E & Anna
Quit Claim Deed
related
—
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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