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Property profile & analytics
OFF-MARKET
Estimated value
$2,320,000
Medical Office Space
12670 Whitehall Dr Fort Myers, FL 33907-3619
Entity Owned
3-yr Hold
Free & Clear
Property ID
US18-1284559
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2001
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
7,776 SF
Lot
0.94 ac (40,729 SF)
Zoning code
CS
APN
14-45-24-00-00005.014I
UPID
US18-1284559
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
-
Neurologist office Medical Clinic
-
Florida Neurology Group Physician Medical Clinic
-
Ann Fowler Physician
-
Mrs. Nicole Thompson Physician
-
Estefania Schiavi Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.56M
CAP Approach
CAP
$1.50M
Comparable Approach
Comparable
$1.94M
Blend (final)
Blend
$2.32M
Owner & transaction history
Whitehall Mob LLC · 3 yrs held
Whitehall Mob LLC
since 2022
Last sale
$2.9M
3 recorded transactions
Zoning & alternative use
CS · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.8M
+35.0%
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
$2,075,000
ML approach
$2,560,000
CAP Approach
CAP Return
Estimation
6%
$1,620,000
6.5%
$1,495,000
7%
$1,390,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$2,065,000
Current use
COMMERCIAL (GENERAL)
$2,790,000
Change: +35% · Conversion: Easy
RETAIL STORES
$2,025,000
Change: -2% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,840,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$2.32M
Range $2.09M – $2.55M · ±10% · vs last sale $2.93M (Aug 8 2022)
Last sale anchor
$2.93M
Aug 8 2022
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
$298 / 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
$24,505
Tax year 2023
Assessed value
$1,785,618
Assessed 2023
Previous assessed
$1,551,648
+15.1% YoY
Effective rate
1.37%
On assessed value
Assessed land
$690,031
Assessed improvement
$1,095,587
Land market value
$690,031
Improvement market value
$1,095,587
Total market value
$1,785,618
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2001
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
7,776 SF
Lot
0.94 ac (40,729 SF)
Zoning code
CS
APN
14-45-24-00-00005.014I
UPID
US18-1284559
Jurisdiction
LEE
Zoning & alternative use
CS · Fort Myers, FL
Zoning CS · permitted uses
CS · 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
MEDICAL BUILDING Current
Est. value
$2.1M
COMMERCIAL (GENERAL)
Est. value
$2.8M
RETAIL STORES
Est. value
$2.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.8M
MEDICAL BUILDING Current
COMMERCIAL (GENERAL)
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
2001
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.94 ac
Current owner
From public records · entity-resolved
Whitehall Mob LLC
Entity
Free & Clear · 3 yrs held
Mailing address
14220 ROYAL HARBOUR CT PH #1009, FORT MYERS, FL 33908-6544
Ownership since
2022
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
Aug 8, 2022
$2,925,000
Whitehall Mob LLC
Swfn LLC
Warranty Deed
—
Nov 5, 2008
—
Swfn LLC
Driscoll,paul F
Quit Claim Deed
related
$1,912,500 · Cnl Bank
Apr 6, 2001
$92,000
Swfn LLC
Carlin,lane R
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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