Medical Office Building with Option to
For Sale
$2,950,000
3822 Broadway, Fort Myers, FL 33901
SINGLE_FAMILY - Fort Myers, FL
Property Size7,231 SF
Lot Size0.80 Acres
Price / SF$407.97
Days on Market607
Property Features for 3822 Broadway
General Information
Property type
Residential
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
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: Jun 26
Last Checked: Aug 1 at 12:06AM
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.
Investment Insights
Based on property information with market context.
This medical office building totals 7,231 square feet and is configured as three separate but adjoining suites that are currently tied together into a single medical facility. Each suite has its own front and back doors, with lockable doorways between the sections, allowing the property to operate as two or three office units when needed. The interior is fully built out with multiple bathrooms, including some with showers.
The exterior was recently renovated, cleaned, and painted, and the building has a brand-new roof. The covered drop-off area extends to Units A and B, designed to keep patients out of the rain. Parking is provided for approximately 40 cars, including newly covered staff parking for 10 cars in the rear. The building also features four recently installed A/C units plus one older unit, with the lessor to replace or overhaul it if it should fail during the lease period.
The property is located at 3822 Broadway in Fort Myers, one block east of Cleveland Avenue (U.S. Highway 41) and less than one block north of Winkler and the Edison Mall, with access to I-75 within a 10-minute drive. Unit A (4,331 s.f.) is available now, and there is an additional right of first refusal for Units B and C when they are not on the market. A new lessee of the entire building will have the right to sub-let the other two units with the owner’s simple approval, supporting flexible occupancy planning.
The exterior was recently renovated, cleaned, and painted, and the building has a brand-new roof. The covered drop-off area extends to Units A and B, designed to keep patients out of the rain. Parking is provided for approximately 40 cars, including newly covered staff parking for 10 cars in the rear. The building also features four recently installed A/C units plus one older unit, with the lessor to replace or overhaul it if it should fail during the lease period.
The property is located at 3822 Broadway in Fort Myers, one block east of Cleveland Avenue (U.S. Highway 41) and less than one block north of Winkler and the Edison Mall, with access to I-75 within a 10-minute drive. Unit A (4,331 s.f.) is available now, and there is an additional right of first refusal for Units B and C when they are not on the market. A new lessee of the entire building will have the right to sub-let the other two units with the owner’s simple approval, supporting flexible occupancy planning.
Key Highlights
- 7,231 SF medical office building on 0.75‑acre lot, zoned for medical office and general office use.
- 3 adjoining suites with separate front/back doors; lockable doorways allow configuration as 2 or 3 office units.
- Unit A: 4,331 SF; Unit B: 1,100 SF; Unit C: 1,800 SF.
Financial Insights For Office B
Simulate Cap Rate and NOI
NOI Build-Up
- Vacancy
- income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
- EGI (Effective Gross Income)
- gross rent minus vacancy losses — the realistic income before paying operating costs.
- OpEx (Operating Expenses)
- recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
- NOI (Net Operating Income)
- income a property generates after operating costs but before financing and taxes.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $180.5k | $24.96 |
| − Vacancy | −$14.8k | −$2.05 |
| EGI | $165.7k | $22.91 |
| − OpEx | −$41.4k | −$5.73 |
| NOI | $124.3k | $17.18 |
7,231 SF · lease $24.96/SF/yr · vacancy 8.20% · expense 25.00%
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.
Property Analytics
Property Profile
Current Use
Lease Details
3
Office units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,572
Businesses Nearby
Under-served
Demand for This Use
Explore this area
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Gulf Coast Humane Society Veterinary Clinic — 2685 Swamp Cabbage Ct, Fort Myers, FL 33901
- Grace Veterinary Center — 4400 Cleveland Ave, Fort Myers, FL 33901
Frequently Asked Questions
What type of property is this?
Medical Office Space - Freestanding medical office built out with multiple restrooms and shower options, plus covered patient drop-off and flexible suite separation.
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 $2,950,000.
What are key features of this property?
This property features: 7,231 SF medical office building on 0.75‑acre lot, zoned for medical office and general office use.; 3 adjoining suites with separate front/back doors; lockable doorways allow configuration as 2 or 3 office units.; Unit A: 4,331 SF; Unit B: 1,100 SF; Unit C: 1,800 SF.
