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    3822 Broadway Fort Myers, FL 33901

    View on Map
    Sponsored
    For Sale
    $3,500,000

    SINGLE_FAMILY - Fort Myers, FL

    Type:Office
    Property size:
    7,231 SF
    Lot size:
    0.80 Acres
    Days on Market:
    2
    Last Refresh:
    Mar 5 at 9:06 pm

    Property Features for 3822 Broadway

    General Information

    Property type
    Residential
    Property subtype
    Office
    Standard status
    Active
    APN
    36-44-24-P1-00500.0070
    Fencing
    Fenced
    Size
    7,231 SF
    Lot size
    0.80 Acres

    Building Details

    Year built
    1984
    Floors in Building
    1

    We can help!

    Listing Contact
    Phil Deems

    Phil Deems Real Estate (239) 945-4545

    Listing agent Phil Deems (239) 994-4540 License #252010067

    Listing date Mar 4, 2026

    MLS# 224093153

    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.

    Learn more

    Property Insight Report

    Overview

    Fort Myers Medical/General Office

    This 7,231 sq. ft. medical office space is also zoned for general office use. The property comprises three separate but adjoining suites, each with its own front and back doors, currently tied together as a single medical office facility. The individual suite square footage is 4,400, 1,031, and 1,800. The building features a new roof, newly-covered staff parking in the rear, and a recently renovated, cleaned, and painted exterior. It includes four recently-installed new A/C units plus one older unit, which the Lessor will replace or overhaul if it should fail during the lease period. The lot size is 0.804 acres. The property is located at 3822 Broadway, just one block east of Cleveland Ave (U.S. Highway 41) and less than one block north of Winkler and the Edison Mall, one parcel south of Collier Ave, and under a 10-minute drive to the I-75 freeway. A 92-unit residential community complex is under construction (Latimer Crossing) just north of Collier Ave along Hwy 41, basically just around the corner from the subject site. A church combined with a commercial office complex is located on an L-shaped property that is on the market FOR SALE asking $8,185,000, constituting of 3 buildings on 4.6 acres, located at the SWC of Broadway and Collier. This property butts up against the subject 3/4 acre property along the entire north and west sides.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Broadway Health & Rehabilitation Physician

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Hotel & Motel

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    Edison Park Animal Hospital

    Location Insight

    • Map
    • Local Demand
    City
    Fort Myers
    County
    Lee
    State
    Florida
    Longitude
    -81.868713
    Latitude
    26.606678

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    FAQs

    What type of property is this?
    Medical Office Space - 7,231 sq ft medical/general office space for sale.
    Where is this medical office space located?
    The property is located at 3822 Broadway Fort Myers, FL.
    What is the asking price?
    The asking price for this property is $3,500,000.
    What are key features of this property?
    This property features: - Large 7,231 sq. ft. office space ideal for medical or general use, divisible into 3 units.; - Excellent location near U.S. Highway 41, Winkler Ave, Edison Mall, and I-75.; - Option to purchase the property for $3,500,000.
    (239) 822-1101
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    3822 Broadway Fort Myers, FL 33901
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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
    3822 Broadway Fort Myers, FL 33901
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    We can help!
    Listing Contact
    Phil Deems
    Real Estate License ID: 252010067
    (239) 822-1101 (239) 945-4540 (239) 994-4540
    Learn more
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