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Property profile & analytics
OFF-MARKET
Estimated value
$1,675,000
Office buildings
11390 Palm Bch Blvd Fort Myers, FL 33905-5921
Entity Owned
15-yr Hold
Free & Clear
Property ID
US18-9363415
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,377 SF
Lot
7.66 ac (333,876 SF)
Zoning code
CPD CPD
APN
36-43-25-00-00005.0000
UPID
US18-9363415
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
WhereverTV Broadcasting Corporation Television Studio Media Distribution
-
ONLY ROOFING FL Roofing Company General Contractor
-
Notary Fort Myers, Title agent and More Law Firm
-
Ministerio Internacional Dios es Fiel Church
-
Ask An Adjuster Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.23M
Blend (final)
Blend
$1.68M
Owner & transaction history
Construgua LLC · 15 yrs held
Construgua LLC
since 2011
3 recorded transactions
Zoning & alternative use
CPD CPD · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.9M
+31.1%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Fort Myers submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fort Myers submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,470,000
Current use
COMMERCIAL (GENERAL)
$1,930,000
Change: +31% · Conversion: Easy
MEDICAL BUILDING
$1,430,000
Change: -3% · Conversion: Easy
RETAIL STORES
$1,400,000
Change: -5% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,330,000
Change: -10% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,270,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.68M
Range $1.51M – $1.84M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$312 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$30,217
Tax year 2023
Assessed value
$2,402,130
Assessed 2023
Previous assessed
$2,084,597
+15.2% YoY
Effective rate
1.26%
On assessed value
Land market value
$1,499,813
Improvement market value
$902,557
Total market value
$2,402,370
Applied tax rate
235.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
3
Total area
5,377 SF
Lot
7.66 ac (333,876 SF)
Zoning code
CPD CPD
APN
36-43-25-00-00005.0000
UPID
US18-9363415
Jurisdiction
LEE
Zoning & alternative use
CPD CPD · Fort Myers, FL
Zoning CPD CPD · permitted uses
CPD CPD · Fort Myers, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fort Myers. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$1.4M
RETAIL STORES
Est. value
$1.4M
WAREHOUSE, STORAGE
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RETAIL STORES
WAREHOUSE, STORAGE
NEIGHBORHOOD: SHOPPING CENTER
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
3
Lot
7.66 ac
Current owner
From public records · entity-resolved
Construgua LLC
Entity
Free & Clear · 15 yrs held
Mailing address
1451 COMMERCE DR, LABELLE, FL 33935-3002
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 10, 2011
$1,130,000
Construgua LLC
Florida Cmnty Bk
Grant Deed
—
Jul 7, 2003
$250,000
Florida Community Bank
Our Love Ministries INC
Grant Deed
related
—
Jan 30, 2002
$183,277
Our Love Ministries INC
Charlemagne Health For Life
Grant Deed
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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