Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$2,355,000
Office buildings
11390 Summerlin Sq Dr Fort Myers Beach, FL 33931-5300
Entity Owned
1-yr Hold
Free & Clear
Property ID
US19-0506586
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
6,756 SF
Lot
1.33 ac (57,935 SF)
Zoning code
CC
APN
07-46-24-00-00004.1050
UPID
US19-0506586
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
-
Pediatric Ophthalmology | James Doyle, MD Ophthalmologist
-
SWFL Children's Charities Eye Center of Golisano Children's Hospital Ophthalmologist
-
Pediatric Ophthalmology | Jessica Kovarik, MD Medical Clinic
-
Paul Ralph Mitchell Ophthalmologist
-
Carla Osigian Probst Ophthalmologist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.91M
Comparable Approach
Comparable
$1.99M
Blend (final)
Blend
$2.36M
Owner & transaction history
Lee Health System INC · 1 yrs held
Lee Health System INC
since 2024
6 recorded transactions
Zoning & alternative use
CC · Fort Myers Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.9M
+99.7%
Neighborhood: shopping center
$2.3M
+18.0%
Retail stores
$2.1M
+8.5%
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 Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fort Myers Beach 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%
$2,065,000
6.5%
$1,905,000
7%
$1,770,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,955,000
Current use
RESTAURANT
$3,910,000
Change: +100% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$2,310,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$2,125,000
Change: +8% · Conversion: Moderate
MEDICAL BUILDING
$1,930,000
Change: -1% · Conversion: Easy
Blend value · Realmo final
$2.36M
Range $2.12M – $2.59M · ±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
$349 / 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
$203
Tax year 2023
Assessed value
$1,010,145
Assessed 2023
Previous assessed
$1,004,518
+0.6% YoY
Effective rate
0.02%
On assessed value
Assessed land
$400,445
Assessed improvement
$609,700
Land market value
$400,445
Improvement market value
$609,700
Total market value
$1,010,145
Applied tax rate
68.0000
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
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
6,756 SF
Lot
1.33 ac (57,935 SF)
Zoning code
CC
APN
07-46-24-00-00004.1050
UPID
US19-0506586
Jurisdiction
LEE
Zoning & alternative use
CC · Fort Myers Beach, FL
Zoning CC · permitted uses
CC · Fort Myers Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fort Myers Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.0M
RESTAURANT
Est. value
$3.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.3M
RETAIL STORES
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$1.9M
OFFICE BUILDING Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
MEDICAL BUILDING
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
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.33 ac
Current owner
From public records · entity-resolved
Lee Health System INC
Entity
Free & Clear · 1 yrs held
Mailing address
4211 METRO PKWY STE #100, FORT MYERS, FL 33916-9526
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 1, 2024
—
Lee Health System INC
Lee Memorial Health System
Deed
related
—
Dec 2, 2019
$925,000
Lee Memorial Health System
New Solutions Ltd
Warranty Deed
—
Sep 24, 2004
$975,000
New Solutions Ltd
Osler Properties INC
Warranty Deed
$537,500 · First National Bank Florida
Oct 8, 1997
$1,000,000
Osler Properties INC
Cde Partnership
Grant Deed
$700,000 · Southtrust Bank NA
—
—
Osler Properties INC
—
Deed Of Trust
related
$637,000 · Temecula Valley Bank NA
—
—
New Solutions Ltd
—
Deed Of Trust
related
$435,420 · Fifth Third Bank
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 11390 Summerlin Sq Dr?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
