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Property profile & analytics
OFF-MARKET
Estimated value
$4,120,000
Car washes
8851 Cody Lee Rd, Fort Myers, FL 33912
Entity Owned
3-yr Hold
Free & Clear
Property ID
US18-1346164
Property profile
Verified
Property type
Car washes
Use group
CAR WASH - AUTOMATED
Year built
2017
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,587 SF
Lot
1.31 ac (56,940 SF)
Zoning code
CPD
APN
21-45-25-17-00000.0020
UPID
US18-1346164
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
-
Mister Car Wash Car Wash
-
Sponge Spa Car Wash Car Wash
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.93M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.34M
Blend (final)
Blend
$4.12M
Owner & transaction history
Hurd Ford Myers LLC · 3 yrs held
Hurd Ford Myers LLC
since 2022
Last sale
$4.1M
6 recorded transactions
Zoning & alternative use
CPD · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$4,360,000
ML approach
$3,930,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$4.12M
Range $3.71M – $4.53M · ±10% · vs last sale $4.10M (Aug 17 2022)
Last sale anchor
$4.10M
Aug 17 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
$898 / 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
$29,232
Tax year 2023
Assessed value
$2,114,155
Assessed 2023
Previous assessed
$2,659,621
-20.5% YoY
Effective rate
1.38%
On assessed value
Assessed land
$1,405,849
Assessed improvement
$708,306
Land market value
$1,405,849
Improvement market value
$708,306
Total market value
$2,114,155
Applied tax rate
47.0000
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
Car washes
Use group
CAR WASH - AUTOMATED
Status
Off-Market
Year built
2017
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
NONE
Stories
1
Bathrooms
1
Total area
4,587 SF
Lot
1.31 ac (56,940 SF)
Zoning code
CPD
APN
21-45-25-17-00000.0020
UPID
US18-1346164
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.
Building & site characteristics
From public records
Year built
2017
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
1
Lot
1.31 ac
Current owner
From public records · entity-resolved
Hurd Ford Myers LLC
Entity
Free & Clear · 3 yrs held
Mailing address
2000 FULLER RD, WEST DES MOINES, IA 50265-5601
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 17, 2022
$4,100,000
Hurd Ford Myers LLC
Wfcw Propco Daniels LLC
Special Warranty Deed
—
Jan 22, 2021
$2,100,000
Wfcw Propco Daniels LLC
Sir Sudz LLC
Special Warranty Deed
—
Mar 31, 2017
$912,500
Sir Sudz LLC
Ft Myers Spongespa LLC
Warranty Deed
$1,656,500 · Bmo Harris Bank NA
May 3, 2016
$912,500
Ft Myers Spongespa LLC
Medden LLC
Warranty Deed
$638,750 · Bmo Harris Bank NA
Dec 20, 2013
$305,000
Medden LLC
Branch Bkng & Trust Co
Grant Deed
$120,000 · Encore Bank
Oct 18, 2004
$2,025,600
Branch Bkng & Trust Co
Owner Name Unavailable
Grant 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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