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Property profile & analytics
OFF-MARKET
Estimated value
$3,130,000
Drive through restaurants
8661 Cmns Way Estero, FL 33928-6204
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US18-0935290
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
2001
Construction
FRAME
Total area
2,978 SF
Lot
1.2 ac (52,228 SF)
Zoning code
CPD
APN
33-46-25-E2-01000.0010
UPID
US18-0935290
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
$3.55M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.82M
Blend (final)
Blend
$3.13M
Owner & transaction history
8661 Commons Waowner LLC · 6 yrs held
8661 Commons Waowner LLC
since 2020
Last sale
$2.9M
6 recorded transactions
Zoning & alternative use
CPD · Estero, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.1M
+21.9%
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 Estero submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Estero 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
$3,510,000
ML approach
$3,545,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$2,100,000
Change: +22% · Conversion: Difficult
Blend value · Realmo final
$3.13M
Range $2.82M – $3.44M · ±10% · vs last sale $2.88M (Jun 8 2020)
Last sale anchor
$2.88M
Jun 8 2020
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
$1,051 / 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
$30,052
Tax year 2023
Assessed value
$2,248,441
Assessed 2023
Previous assessed
$2,233,663
+0.7% YoY
Effective rate
1.34%
On assessed value
Assessed land
$1,450,998
Assessed improvement
$797,443
Land market value
$1,450,998
Improvement market value
$797,443
Total market value
$2,248,441
Applied tax rate
316.0000
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
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Status
Off-Market
Year built
2001
Construction
FRAME
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
2,978 SF
Lot
1.2 ac (52,228 SF)
Zoning code
CPD
APN
33-46-25-E2-01000.0010
UPID
US18-0935290
Jurisdiction
LEE
Zoning & alternative use
CPD · Estero, FL
Zoning CPD · permitted uses
CPD · Estero, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Estero. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$2.1M
AUTO REPAIR, GARAGE
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
2001
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.2 ac
Current owner
From public records · entity-resolved
8661 Commons Waowner LLC
Entity
Mailing address
3318 DEGAS DR W, PALM BEACH GARDENS, FL 33410-1275
Ownership since
2020
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 8, 2020
$2,884,700
8661 Commons Waowner LLC
Ulb Properties Of Florida LLC
Grant Deed
$1,586,000 · Td Bk NA
Dec 20, 2019
—
Ulb Properties Of Florida LLC
—
Deed
related
$102,275,000 · Wells Fargo Bk
Sep 10, 2002
$1,205,200
Ulb Properties Of Florida LLC
B F Fort Myers INC
Grant Deed
$1,022,550 · General Electric Capital Busin
Nov 28, 2000
$658,700
B F Ft Myers INC
Steven E Hithersay Trustee
Grant Deed
$880,000 · Old Florida Bank
—
—
Ulb Properties Of Florida LLC
—
Deed Of Trust
related
$102,275,000 · Wells Fargo Bk
—
—
Ulb Properties Of Florida LLC
—
Deed Of Trust
related
$3,802,148 · Fifth Third Bk
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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