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Property profile & analytics
OFF-MARKET
Estimated value
$6,110,000
Medical Office Space
1265 Viscaya Pkwy Cape Coral, FL 33990-3237
Entity Owned
5-yr Hold
Free & Clear
Property ID
US18-4632159
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1999
Construction
CONCRETE
Total area
16,112 SF
Lot
1.12 ac (48,665 SF)
Zoning code
P1-D
APN
19-44-24-C2-00801.0390
UPID
US18-4632159
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
-
Aparna Eligeti, MD, FACOG Physician
-
Kevin Fleishman, MD, FACOG Physician
-
Diane Byrd, CNM Midwife
-
Blaise Kovaz, MD, FACOG Physician
-
Monique E. Findley, CNM Midwife Nurse Practitioner
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.83M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.07M
Blend (final)
Blend
$6.11M
Owner & transaction history
Gmr Cape Coral Viscaya 1265 LLC · 5 yrs held
Gmr Cape Coral Viscaya 1265 LLC
since 2021
Last sale
$6.0M
6 recorded transactions
Zoning & alternative use
P1-D · Cape Coral, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.4M
+50.0%
Commercial (general)
$6.4M
+29.8%
Neighborhood: shopping center
$5.9M
+19.3%
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 Cape Coral submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cape Coral 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
$6,755,000
ML approach
$6,830,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$4,945,000
Current use
RESTAURANT
$7,420,000
Change: +50% · Conversion: Difficult
COMMERCIAL (GENERAL)
$6,420,000
Change: +30% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$5,900,000
Change: +19% · Conversion: Difficult
RETAIL STORES
$4,905,000
Change: -1% · Conversion: Difficult
OFFICE BUILDING
$4,055,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$6.11M
Range $5.50M – $6.72M · ±10% · vs last sale $5.95M (Apr 14 2021)
Last sale anchor
$5.95M
Apr 14 2021
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
$379 / 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
$65,895
Tax year 2023
Assessed value
$4,052,584
Assessed 2023
Previous assessed
$3,490,075
+16.1% YoY
Effective rate
1.63%
On assessed value
Assessed land
$1,062,844
Assessed improvement
$2,989,740
Land market value
$1,062,844
Improvement market value
$2,989,740
Total market value
$4,052,584
Applied tax rate
314.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1999
Construction
CONCRETE
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
16,112 SF
Lot
1.12 ac (48,665 SF)
Zoning code
P1-D
APN
19-44-24-C2-00801.0390
UPID
US18-4632159
Jurisdiction
LEE
Zoning & alternative use
P1-D · Cape Coral, FL
Zoning P1-D · permitted uses
P1-D · Cape Coral, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Cape Coral. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$4.9M
RESTAURANT
Est. value
$7.4M
COMMERCIAL (GENERAL)
Est. value
$6.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.9M
RETAIL STORES
Est. value
$4.9M
OFFICE BUILDING
Est. value
$4.1M
MEDICAL BUILDING Current
RESTAURANT
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
OFFICE 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
1999
Construction
CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.12 ac
Current owner
From public records · entity-resolved
Gmr Cape Coral Viscaya 1265 LLC
Entity
Free & Clear · 5 yrs held
Mailing address
2 BETHESDA METRO CTR, BETHESDA, MD 20814-6319
Ownership since
2021
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
Apr 14, 2021
$5,950,000
Gmr Cape Coral Viscaya 1265 LLC
Bruce Berger
Special Warranty Deed
—
Jul 21, 2016
$12,230,000
Cape Coral Medical Invtrs LLC
Ob/gyn Realty Group LLP
Grant Deed
—
Jan 4, 2006
$3,696,300
Ob Gyn Realty Group LLP
D & D Investments Of Lee County INC
Warranty Deed
$2,956,999 · Northern Trust Bank Of Florida NA
Jul 17, 2003
$25,000
Vpp LLC
D & D Investments Lee County
Quit Claim Deed
related
—
Apr 24, 1998
$32,000
D & D Investments Of Lee Count
Ianno,joseph & Maria L
Grant Deed
—
—
—
Ob Of Gyn Realty Group LLP
—
Deed Of Trust
related
$552,432 · Northern Trust Co
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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