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Property profile & analytics
OFF-MARKET
Estimated value
$3,475,000
Office buildings
9681 Gladiolus Dr Fort Myers, FL 33908-7607
Entity Owned
6-yr Hold
Free & Clear
Property ID
US19-0604924
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
11,369 SF
Lot
1.84 ac (80,150 SF)
Zoning code
CPD
APN
33-45-24-14-0000E.0000
UPID
US19-0604924
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
-
YASH BEAUTY THREADING SALON Hair Salon
-
Advantage Anywhere (Bike/Boat/Book/etc) Store Corporate Office
-
Iona Cannabis Clinic Medical Clinic
-
Genesis Global Technologies Tech Support Center (Bike/Boat/Book/etc) Store
-
RTI Insurance Services of Florida Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.04M
CAP Approach
CAP
$3.21M
Comparable Approach
Comparable
$4.74M
Blend (final)
Blend
$3.48M
Owner & transaction history
Gladiolus 9681 LLC · 6 yrs held
Gladiolus 9681 LLC
since 2020
Last sale
$3.0M
7 recorded transactions
Zoning & alternative use
CPD · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.1M
+23.7%
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
$4,095,000
ML approach
$4,035,000
CAP Approach
CAP Return
Estimation
6%
$3,475,000
6.5%
$3,205,000
7%
$2,975,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,300,000
Current use
COMMERCIAL (GENERAL)
$4,080,000
Change: +24% · Conversion: Easy
MEDICAL BUILDING
$3,020,000
Change: -8% · Conversion: Easy
RETAIL STORES
$2,960,000
Change: -10% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$2,690,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$3.48M
Range $3.13M – $3.82M · ±10% · vs last sale $3.03M (Jul 7 2020)
Last sale anchor
$3.03M
Jul 7 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
$306 / 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
$39,267
Tax year 2023
Assessed value
$2,918,567
Assessed 2023
Previous assessed
$2,531,218
+15.3% YoY
Effective rate
1.35%
On assessed value
Assessed land
$843,659
Assessed improvement
$2,074,908
Land market value
$843,659
Improvement market value
$2,074,908
Total market value
$2,918,567
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
2
Total area
11,369 SF
Lot
1.84 ac (80,150 SF)
Zoning code
CPD
APN
33-45-24-14-0000E.0000
UPID
US19-0604924
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
OFFICE BUILDING Current
Est. value
$3.3M
COMMERCIAL (GENERAL)
Est. value
$4.1M
MEDICAL BUILDING
Est. value
$3.0M
RETAIL STORES
Est. value
$3.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.7M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
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
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Lot
1.84 ac
Current owner
From public records · entity-resolved
Gladiolus 9681 LLC
Entity
Free & Clear · 6 yrs held
Mailing address
10600 CHEVROLET WAY STE #201, ESTERO, FL 33928-4422
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 7, 2020
$3,025,000
Gladiolus 9681 LLC
Cleveland Habana Prop LP South
Warranty Deed
—
Nov 19, 2018
$2,750,000
South Cleveland Habana Properties L
Glaudilus Property Holdinmgs Compan
Warranty Deed
$1,400,000 · South Cleveland Habana Properties LP
Dec 20, 2011
$2,173,711
Gladiolus Commercial Props LLC
Gladiolus Commons LLC
Warranty Deed
—
Feb 10, 2004
$420,000
Gladiolus Commons LLC
S W Florida Land One LLC
Grant Deed
$384,000 · Old Florida Bank
—
—
Gladiolus Commons Lc
—
Deed Of Trust
related
$788,000 · Florida Community Bank
—
—
Gladiolus Commons LLC
—
Deed Of Trust
related
$121,000 · Florida Community Bank
—
—
Gladiolus Commercial Props LLC
—
Deed Of Trust
related
$942,500 · First National Bank
—
—
Gladiolus Commons LLC
—
Deed Of Trust
related
$2,312,000 · Florida Community Bank
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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