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    8372 Beacon Blvd Fort Myers, FL 33907
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    8372 Beacon Blvd, Fort Myers, FL 33907

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    • Apartment buildings
    • 45,825 SF
    For Sale
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    Fort Myers Apartment Communities Portfolio For Sale
    Contact for pricing
    142,425 SF

    Fort Myers Apartment Communities Portfolio

    Two well-maintained apartment communities in a desirable Fort Myers location.

    8372 Beacon Blvd, Fort Myers, FL 33907
    View Listing
    Property ID
    US18-2237592
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Palm Villas / Apartment Complex / Apartment Building
    • AGUILAPAVERS LLC. / General Contractor / Construction Company
    • Promotora Inmobiliaria Palm / Apartment Building

    Property Details for 8372 Beacon Blvd

    Year built
    1968
    Property type
    Apartment buildings

    Sales History

    Date Price Buyer Seller Deed Type Mortgage
    Sep 7, 2022 $9,100,000 Sd Palm Villas LLC Village Capital Corporation Deed $7.1M · United Fidelity Bank Fsb
    Sep 7, 2022 — Sd Palm Villas LLC — Deed · related $100k · United Fidelity Bank Fsb
    Sep 22, 2021 — Village Capital Corporation — Deed · related $364k · United Fidelity Bank Fsb
    Aug 16, 2019 — Village Capital Corp — Deed · related $156k · United Fidelity Bank Fsb
    Jul 20, 2018 $4,700,000 Village Capital Corporation Palm Villas LLC Warranty Deed $4.1M · United Fidelity Bank Fsb
    Jul 20, 2018 — Village Cap Corp — Deed · related $4.1M · United Fidelity Bk Fsb

    Description

    Horvath & Tremblay is pleased to present the exclusive opportunity to acquire Palm Villas. The residential community is located at 8372 Beacon Boulevard in Fort Myers, Florida (the “Property”). The Property is well-located in Page Park, a quiet residential neighborhood in the center of Fort Myers, minutes from downtown with excellent access to all the amenities the city has to offer. Fort Myers is positioned along the banks of the Caloosahatchee River and offers convenient access to the Gulf of Mexico, Estero Bay and the Estero Bay Preserve State Park and San Carlos Bay and Bunche Beach Preserve which are home to a variety of outdoor recreational activities. Fort Myers’ downtown features a plethora of employment, shopping, and entertainment opportunities. Constructed in 1968, Palm Villas is a sixty-four (64) unit residential community comprised of six (6) Studio units, twenty-three (23), 1-Bedroom/1-Bathroom units, and thirty-five (35), 2-Bedroom/1-Bathroom units spread across four (4) two-story residential buildings with a total of 45,825 square feet of living area on 5.14-acres of land. The well-maintained and professionally managed community includes a management office, pool, recreation areas, an on-site laundry facility, ample on-site parking and abundant green space for residents. The Property offers direct entry units that feature spacious units.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Fort Myers
    County
    Lee
    State
    Florida
    Longitude
    -81.8661928
    Latitude
    26.5699843

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      Fort Myers Apartment Communities Portfolio

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      142,425 SF

      Fort Myers Apartment Communities Portfolio

      Two well-maintained apartment communities in a desirable Fort Myers location.
      8372 Beacon Blvd, Fort Myers, FL 33907
      View Details
    • $275,000
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      Well-Maintained Duplex in Fort Myers

      Duplex with well-maintained interiors and exteriors, ceramic tile floors.
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    • New
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      Income-Producing Duplex in Fort Myers

      Duplex with strong rental income potential in central Fort Myers.
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      Well-Maintained Fort Myers Duplex

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      Turnkey Duplex in Pine Manor

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    • $269,000
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      Well-Maintained Duplex in Fort Myers

      Duplex with new roof and tenant occupied in Fort Myers.
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      Professional Office Space For Rent

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      Class A Office Space Available

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    Fort Myers, FL 33907
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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