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Property profile & analytics
OFF-MARKET
Estimated value
$710,000
Office buildings
12660 World Plz Ln Fort Myers, FL 33907-3987
Entity Owned
Free & Clear
Property ID
US19-0657898
Property summary
AI-generated overview
This 3,960-square-foot single-tenant office space in Fort Myers, Florida, presents a versatile opportunity for various business types. Located at 12660 World Plaza Ln, near the intersection of College Parkway and New Brittany Boulevard, this Class B building offers convenient access to US 41 and Summerlin Road via Brantley Road. The property boasts a flexible, open floor plan adaptable to general office, executive suites, medical practices, or call centers. Features include a kitchen, three bathrooms, spacious work areas, and sizable private offices. The building is situated in a prime location, offering ample dedicated parking and proximity to RSW Airport, Cape Coral, Bell Tower Shops, numerous hotels and restaurants, and Lee Health hospitals. The strong traffic patterns on College Parkway and the signalized intersection ensure high visibility. The space features tile floors throughout and USPS provides direct mail delivery and pickup. Currently vacant, this property is ready for immediate occupancy. The previous tenant is relocating due to growth. Showings are by appointment only.
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1992
Total area
3,961 SF
Lot
0.07 ac (2,837 SF)
APN
14-45-24-47-00000.0730
UPID
US19-0657898
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
-
Gallagher Insurance, Risk Management & Consulting Insurance Agency
-
Lutgert Insurance Insurance Agency
-
Ramirez Esther Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$622k
Blend (final)
Blend
$710k
Owner & transaction history
Nyman Limited Partnership
Nyman Limited Partnership
since 2026
Last sale
$725,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.1M
+32.0%
Retail stores
$1.0M
+29.3%
Neighborhood: shopping center
$935,000
+17.4%
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
$800,000
Current use
MEDICAL BUILDING
$1,055,000
Change: +32% · Conversion: Easy
RETAIL STORES
$1,030,000
Change: +29% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$935,000
Change: +17% · Conversion: Difficult
Blend value · Realmo final
$710k
Range $639k – $781k · ±10% · vs last sale $725k (Jan 16 2026)
Last sale anchor
$725k
Jan 16 2026
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
$179 / 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
$6,887
Tax year 2023
Assessed value
$498,076
Assessed 2023
Previous assessed
$495,125
+0.6% YoY
Effective rate
1.38%
On assessed value
Assessed improvement
$498,076
Improvement market value
$498,076
Total market value
$498,076
Applied tax rate
47.0000
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1992
Heating
NONE
Stories
1
Bathrooms
4
Total area
3,961 SF
Lot
0.07 ac (2,837 SF)
APN
14-45-24-47-00000.0730
UPID
US19-0657898
Jurisdiction
LEE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$800,000
MEDICAL BUILDING
Est. value
$1.1M
RETAIL STORES
Est. value
$1.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$935,000
OFFICE BUILDING Current
MEDICAL BUILDING
RETAIL STORES
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
1992
Heating
NONE
Stories
1
Bathrooms
4
Lot
0.07 ac
Current owner
From public records · entity-resolved
Nyman Limited Partnership
Entity
Free & Clear · 0 yrs held
Mailing address
PO BOX 52033, SARASOTA, FL 34232-0336
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 16, 2026
$725,000
Nyman Limited Partnership
D&d 35 Corp INC
Warranty Deed
—
Sep 29, 2021
$400,000
D & D 35 Corp
Tnsmcl LLC
Warranty Deed
—
Sep 15, 2011
$270,000
Tnsmcl LLC
Btr LLC
Warranty Deed
—
Apr 7, 2010
—
Nvest LLC
Btr LLC
Quit Claim Deed
related
—
Apr 4, 2008
—
Bradley E Cozza
—
Trustees Deed
related
$144,000 · Theo Neteler
Jan 25, 2006
$700,000
Btr LLC
Kba Realty LLC
Warranty Deed
$350,000 · Amsouth Bank
Feb 12, 2004
$490,000
Kba Realty LLC
Schultz Chaipel & Co Cpas LLC
Grant Deed
$490,000 · Southtrust Bank NA
Jul 21, 1997
$460,000
Schultz Chaipel & Co Cpas LLP
Entec Polymers INC
Grant Deed
$470,000 · South Florida 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.
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