Concrete Block Medical Office
For Sale
$3,400,000
3900 Broadway, Fort Myers, FL 33901
SINGLE_FAMILY - Fort Myers, FL
Property Size24,000 SF
Lot Size2.72 Acres
Price / SF$141.67
Days on Market51
Property Features for 3900 Broadway
General Information
Property type
Residential
Property subtype
Office
Parking
115
Security features
Security System
Subdivision
5940 Florida Other
Standard status
Active
APN
10185400
Lot size
2.72 Acres
Taxes and HOA fees
Tax Description
PARL IN E1/2 OF SW1/4 OF NW1/4 AS DESC IN OR 1209/ 1155 + OR 1350/1920
Legal Description
PARL IN E1/2 OF SW1/4 OF NW1/4 AS DESC IN OR 1209/ 1155 + OR 1350/1920
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Floors in Building
1
Number of units
50
Flooring type
Laminate
Building materials
Brick Veneer, Block
Roof type
Shingle
Listing Agency:
Realty One Group MVP
(800) 896-8790
Listed By:
Gina Middleton · License #3272678
(407) 963-5799
Added: Jun 11
Changed: Jun 30
Last Checked: Jul 31 at 8:06AM
MLS# A11991274
Copyright © 2026 Miami REALTORS®. 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.
The offering consists of four concrete block office buildings totaling 24,000+ square feet of leasable space, set on 2.72 acres. The property is described as well kept and well run, with newer laminate flooring in most units. Current leasing is reported at 95%, with tenants primarily in medical or professional fields. The portfolio also notes that tenants pay their own electric, while operating expenses include water, landscaping, insurance, and taxes. The buildings operate with security deposits and advanced rents.
The property provides 240 feet of frontage on Broadway and is positioned across from a soon-to-be redeveloped Edison Mall. It includes over 100 parking spaces and borders other commercial properties, with residential located just up the block.
For investors and buyers seeking a multi-building office setup, this portfolio offers established tenant occupancy, a consolidated site plan, and a reported utility management approach. The listing also notes the property is grandfathered in for a local well used for irrigation, which is intended to help reduce landscaping-related water costs. Overall, the configuration and tenancy mix are designed to support continuity for medical and professional office users within a larger commercial corridor.
The property provides 240 feet of frontage on Broadway and is positioned across from a soon-to-be redeveloped Edison Mall. It includes over 100 parking spaces and borders other commercial properties, with residential located just up the block.
For investors and buyers seeking a multi-building office setup, this portfolio offers established tenant occupancy, a consolidated site plan, and a reported utility management approach. The listing also notes the property is grandfathered in for a local well used for irrigation, which is intended to help reduce landscaping-related water costs. Overall, the configuration and tenancy mix are designed to support continuity for medical and professional office users within a larger commercial corridor.
Key Highlights
- 4 concrete block buildings on 2.7 acres with 24,000+ SF of lease‑able space
- 240 ft of Broadway frontage with over 100 parking spaces
- 95% leased to long‑term tenants in mostly medical/professional fields
Financial Insights For Healthcare Medical
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 | $547.2k | $22.80 |
| − Vacancy | −$46.5k | −$1.94 |
| EGI | $500.7k | $20.86 |
| − OpEx | −$200.3k | −$8.34 |
| NOI | $300.4k | $12.52 |
24,000 SF · lease $22.80/SF/yr · vacancy 8.50% · expense 40.00%
Alternative Uses
Best Use
Office B
$5.89M
$5.16M – $6.87M
NOI $412,439 @ 7.0% cap · market cap 12.13%
Second Best
Healthcare Medical
$4.29M
$3.76M – $5.01M
NOI $300,413 @ 7.0% cap · market cap 8.84%
Theoretical Best
Office A
$7.55M
$6.61M – $8.81M
NOI $528,768 @ 7.0% cap · market cap 15.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
95%
Occupancy
Multi-tenant
Tenancy
Turnkey business
Opportunity
Yes
Paved road access
Yes
Water rights
Location Intelligence
Trade Area within ½ mile
2,572
Businesses Nearby
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
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Frequently Asked Questions
What type of property is this?
Office units - Four concrete block office buildings on 2.72 acres with strong occupancy, frontage on Broadway, and ample parking.
Where is this office units located?
The property is located at 3900 Broadway Fort Myers, FL.
What is the asking price?
The asking price for this property is $3,400,000.
What are key features of this property?
This property features: 4 concrete block buildings on 2.7 acres with 24,000+ SF of lease‑able space; 240 ft of Broadway frontage with over 100 parking spaces; 95% leased to long‑term tenants in mostly medical/professional fields
