Three-Suite Medical Office
For Sale
$2,950,000
3822 Broadway, Fort Myers, FL 33901
CommercialSale, Fort Myers, FL
Property Size7,231 SF
Lot Size0.80 Acres
Price / SF$407.97
Days on Market698
Property Features for 3822 Broadway
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
CG
Fencing
Fenced
Directions
I-75 to exit 136 (travel west) 1.2 miles, turning right on Winkler Ave. Travel 3 miles, then turn right (north) on Broadway. Travel 750 feet - Building will be on the left across from Winkler Park.
Subdivision
FM03 - Fort Myers Area
Standard status
Active
APN
36-44-24-P1-00500.0070
Lot size
0.80 Acres
Taxes and HOA fees
Tax Year
2023
Tax Description
MIDTOWN OFFICE PARK UNIT 1 PB 33 PG 114 LOT 7
Tax Annual Amount
12429
Legal Description
MIDTOWN OFFICE PARK UNIT 1 PB 33 PG 114 LOT 7
Amenities
covered drop-off area
Building Details
Year built
1984
Floors in Building
1
Listing Agency:
Phil Deems Real Estate
(239) 945-4545
Listed By:
Phil Deems · License #252010067
(239) 945-4540
Added: Dec 2, 2024
Changed: Oct 2
Last Checked: Oct 31 at 12:06PM
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.
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Investment Insights
Based on property information with market context.
The 7,231-square-foot office building contains three adjoining suites, with lockable connections that allow the spaces to be used together or separately. Unit A measures 4,331 square feet, Unit B 1,100 square feet, and Unit C 1,800 square feet. Each section has front and rear entrances. The property includes multiple restrooms, some with showers, and a covered patient drop-off serving Units A and B. Built in 1984, the building has a recently installed roof, renovated exterior, and four newer air-conditioning units alongside one older unit. The site covers 0.804 acres and provides approximately 40 parking spaces, including 10 covered spaces at the rear.
At 3822 Broadway in Fort Myers, the property is one block east of U.S. Highway 41 and less than one block north of Winkler Avenue and Edison Mall. I-75 is under a 10-minute drive. Latimer Crossing is just north of Collier Avenue, and a Lee Health medical facility is about five or six minutes away via Winkler Avenue.
At 3822 Broadway in Fort Myers, the property is one block east of U.S. Highway 41 and less than one block north of Winkler Avenue and Edison Mall. I-75 is under a 10-minute drive. Latimer Crossing is just north of Collier Avenue, and a Lee Health medical facility is about five or six minutes away via Winkler Avenue.
Key Highlights
- 7,231‑square‑foot building with three adjoining office suites
- Unit mix: Unit A, 4,331 square feet; Unit B, 1,100 square feet; Unit C, 1,800 square feet
- Approximately 40 parking spaces, including 10 covered spaces at the rear
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$124,264
Cap Rate
4.21%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$2,485,280
$2.5M
Cap Rate 7%
$1,775,200
$1.8M
Cap Rate 9%
$1,380,711
$1.4M
Market Conditions
NOI Build-Up for 7,231 SF
Gross rent
$180.5K $24.96/SF
− Vacancy
−$14.8K −$2.05/SF
EGI
$165.7K $22.91/SF
− OpEx
−$41.4K −$5.73/SF
NOI
$124.3K $17.18/SF
Area
Lee County, FL
Vacancy
8.20%
Lease Rate
$24.96 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$2,485,280
Cap Rate 7%
$1,775,200
Cap Rate 9%
$1,380,711
Alternative Uses
Best Use
Office B
$1.78M
$1.55M – $2.07M
NOI $124,264 @ 7.0% cap · market cap 4.21%
Second Best
Healthcare Medical
$1.29M
$1.13M – $1.51M
NOI $90,512 @ 7.0% cap · market cap 3.07%
Theoretical Best
Office A
$2.28M
$1.99M – $2.66M
NOI $159,313 @ 7.0% cap · market cap 5.40%
Zoning and permitted uses should be independently verified with authorities.
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Current Use
Lease Details
3
Office units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,164
Businesses Nearby
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Business Placement
Demographics for 33901, FL
22,629
Population
11,709
Households
1.9
Avg Household Size
43
Median Age
29%
College-Educated
83%
High-School Grad
6.2 sq mi
ZIP Area
3,650
Density / Sq Mi
$51,579
Median Household Income
$37,233
Median Earnings
$1,291
Median Rent
$280,400
Median Home Value
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Market
Vacancy Rate% for Office in South region
Frequently Asked Questions
What type of property is this?
Office building - Three adjoining suites can function as a unified medical facility or as separate office units.
Where is this office building located?
The property is located at 3822 Broadway Fort Myers, FL.
What is the asking price?
The asking price for this property is $2,950,000.
What are key features of this property?
This property features: 7,231‑square‑foot building with three adjoining office suites; Unit mix: Unit A, 4,331 square feet; Unit B, 1,100 square feet; Unit C, 1,800 square feet; Approximately 40 parking spaces, including 10 covered spaces at the rear
