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    3616 Broadway Pass Fort Myers, FL 33901

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    Claim this Listing
    For Sale
    $1,099,000

    SINGLE_FAMILY - Fort Myers, FL

    Type:Office
    Property size:
    2,300 SF
    Lot size:
    0.32 Acres
    Price / SF:
    $477/SF
    Added:
    Dec 18, 2025
    Days on Market:
    137
    Last Refresh:
    May 4 at 10:06 pm

    Property Features for 3616 Broadway Pass

    General Information

    Property type
    Residential
    Property subtype
    Office
    Standard status
    Active
    APN
    36-44-24-P1-00005.0070
    Size
    2,300 SF
    Lot size
    0.32 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    PARL IN NE 1/4 OF NW 1/4 SEC 36 TWP 44 R 24 OC DESC IN OR 780 PG 26
    Tax Annual Amount
    4877

    Building Details

    Year built
    1965
    Floors in Building
    1

    We can help!

    Listing Contact
    Babu John

    Listing agent Babu John License #258029357

    Listing office Krise Commercial Group, LLC 2040 Virgina Avenue, FL

    Listing date Dec 18, 2025

    MLS# 2025024683

    Copyright © 2026 Florida Gulf Coast Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Renovated Commercial Building on Broadway

    This fully renovated commercial building is located on the highly visible Broadway corridor in Fort Myers. The property includes approximately 2,300 square feet, with over 1000 square feet of warehouse space in the rear, accessible via a large overhead door. The metal roof was replaced in 2020. The upgraded space features approximately 100 feet of frontage, excellent access, and strong signage exposure. Recent improvements include new air conditioning, updated electrical systems, new plumbing and pumping systems, and a newly paved parking lot. The sale includes an adjacent 0.32-acre parcel, offering potential for expansion, additional parking, or future redevelopment, subject to zoning regulations. With high traffic counts, excellent visibility, and the inclusion of land, this property is suitable for an owner-user or investor seeking a commercial asset in a central Fort Myers location.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Flex space

    Map

    City
    Fort Myers
    County
    Lee
    State
    Florida
    Longitude
    -81.867591
    Latitude
    26.610287

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    FAQs

    What type of property is this?
    Flex space - Move-in ready building with warehouse, expansion potential, central location.
    Where is this flex space located?
    The property is located at 3616 Broadway Pass Fort Myers, FL.
    What is the asking price?
    The asking price for this property is $1,099,000.
    What are key features of this property?
    This property features: Fully renovated, move‑in‑ready commercial building on the highly visible Broadway corridor.; Includes an adjacent 0.32 +/- acre parcel for expansion, additional parking, or future redevelopment.; Approximately 2,300 sq. ft. with 1000 +/- sq. ft. of warehouse space and a large overhead door.
    (239) 440-4105
    We can help!
    Listing Contact
    Babu John
    Real Estate License ID: 258029357
    Learn More
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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.

    More about this property
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