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Property profile & analytics
OFF-MARKET
Estimated value
$990,000
Day care centers
8570 Granite Ct Fort Myers, FL 33908-4102
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US19-0004465
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
6,233 SF
Lot
0.89 ac (38,816 SF)
Zoning code
CPD
APN
34-45-24-15-00000.0180
UPID
US19-0004465
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
Current use
Occupant on record · Public records
-
Florida Cancer Affiliates Ft Myers Medical Clinic Hospital
-
Nicole Malmquist, Counselor Mental Health Clinic Mental Health Service
-
Jean Corbae, Counselor Physician Medical Clinic
-
Lisa Josephs, LCMHC Crisis Center Medical Clinic
-
Karen Dube, LCSW Crisis Center Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$970k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.30M
Blend (final)
Blend
$990k
Owner & transaction history
75206 And Abde LLC · 5 yrs held
75206 And Abde LLC
since 2021
Last sale
$1.0M
6 recorded transactions
Zoning & alternative use
CPD · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.6M
+61.4%
Neighborhood: shopping center
$1.5M
+46.5%
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 submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs 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
$1,000,000
ML approach
$970,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$1,005,000
Current use
RETAIL STORES
$1,625,000
Change: +61% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,475,000
Change: +47% · Conversion: Difficult
Blend value · Realmo final
$990k
Range $891k – $1.09M · ±10% · vs last sale $1.00M (Jun 15 2021)
Last sale anchor
$1.00M
Jun 15 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
$159 / 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
$17,578
Tax year 2023
Assessed value
$1,315,700
Assessed 2023
Previous assessed
$1,143,287
+15.1% YoY
Effective rate
1.34%
On assessed value
Assessed land
$688,441
Assessed improvement
$627,259
Land market value
$688,441
Improvement market value
$627,259
Total market value
$1,315,700
Applied tax rate
68.0000
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
6,233 SF
Lot
0.89 ac (38,816 SF)
Zoning code
CPD
APN
34-45-24-15-00000.0180
UPID
US19-0004465
Jurisdiction
LEE
Zoning & alternative use
CPD · Fort Myers, FL
Zoning CPD · permitted uses
CPD · Fort Myers, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fort Myers. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$1.0M
RETAIL STORES
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.5M
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.89 ac
Current owner
From public records · entity-resolved
75206 And Abde LLC
Entity
Mailing address
7269 HENDRY CRK DR, FORT MYERS, FL 33908-4213
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
Jun 15, 2021
$1,000,000
75206 And Abde LLC
Granite Goose Mob LP
Special Warranty Deed
—
Dec 18, 2014
$907,300
Granite Goose Mob LP
Brauvin Net Capital LLC
Special Warranty Deed
$725,800 · Community Trust Bank
Dec 5, 2007
$1,461,500
Brauvin Net Capital LLC
Westminster West Florida LLC
Grant Deed
—
Jun 4, 2002
$945,500
Westminster West Florida LLC
Focal Investments INC
Grant Deed
—
May 20, 1997
$196,500
Focal Investments INC
Bloy Campbell & Assoc
Grant Deed
$546,291 · Barnett Bank
—
—
Westminster West Florida LLC
—
Deed Of Trust
related
$756,000 · Lake Forest Bank & Trust Co
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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