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Property profile & analytics
OFF-MARKET
Estimated value
$3,195,000
Medical Office Space
13051 University Dr Fort Myers, FL 33907-5704
Entity Owned
~
Est. High Equity
Property ID
US18-9136936
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1997
Construction
CONCRETE
Total area
13,109 SF
Lot
1.22 ac (53,143 SF)
Zoning code
CPD CPD
APN
23-45-24-54-00000.0020
UPID
US18-9136936
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
-
Associates in Digestive Health - Fort Myers Medical Clinic
-
Dr. Seth Lipka, MD Physician
-
Erin Barth, MD Physician
-
Dr. Stephen E. Smith, MD Ophthalmologist
-
Fort Myers Surgery Center Hospital
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.53M
Comparable Approach
Comparable
$3.06M
Blend (final)
Blend
$3.20M
Owner & transaction history
Vitalis Mob Ft Myers LLC
Vitalis Mob Ft Myers LLC
since 2025
Last sale
$3.6M
7 recorded transactions
Zoning & alternative use
CPD CPD · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.7M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,735,000
6.5%
$2,525,000
7%
$2,345,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$3,485,000
Current use
COMMERCIAL (GENERAL)
$4,705,000
Change: +35% · Conversion: Easy
RETAIL STORES
$3,415,000
Change: -2% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,100,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$3.20M
Range $2.88M – $3.51M · ±10% · vs last sale $3.60M (Dec 23 2025)
Last sale anchor
$3.60M
Dec 23 2025
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
$244 / 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
$28,084
Tax year 2023
Assessed value
$2,818,036
Assessed 2023
Previous assessed
$2,442,191
+15.4% YoY
Effective rate
1.00%
On assessed value
Assessed land
$819,641
Assessed improvement
$1,998,395
Land market value
$819,641
Improvement market value
$1,998,395
Total market value
$2,818,036
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
1997
Construction
CONCRETE
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
13,109 SF
Lot
1.22 ac (53,143 SF)
Zoning code
CPD CPD
APN
23-45-24-54-00000.0020
UPID
US18-9136936
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
MEDICAL BUILDING Current
Est. value
$3.5M
COMMERCIAL (GENERAL)
Est. value
$4.7M
RETAIL STORES
Est. value
$3.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.1M
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
1997
Construction
CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.22 ac
Current owner
From public records · entity-resolved
Vitalis Mob Ft Myers LLC
Entity
Mailing address
12140 CARISSA COMMERCE CT STE #102, FORT MYERS, FL 33966-5313
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 2025
$3,600,000
Vitalis Mob Ft Myers LLC
Cdw 13051 University Drive LLC
Special Warranty Deed
$2,275,000 · Southstate Bank NA
Nov 28, 2018
—
Cdw 13051 University Drive LLC
—
Loan Modification
related
$2,625,000 · First American Bk
Oct 2, 2008
$3,000,000
Cdw 13051 University Drive LLC
Tfrt LLC
Warranty Deed
$975,000 · First American Bank
Nov 9, 1998
$2,838,000
Tfrt LLC
Summerlin Pointe Development P
Grant Deed
—
Aug 29, 1997
—
Pointe Development P Summerlin
—
Grant Deed
related
$445,000 · Cape Coral National Bank
—
—
Cdw 5421 Division Drive LLC
—
Loan Modification
related
$200,000 · First American Bk
—
—
Cdw 5421 Division Drive LLC
—
Loan Modification
related
$339,228 · First American Bk
—
—
Tfrt LLC
—
Deed Of Trust
related
$146,555 · Cape Coral National Bank
—
—
Pointe Development P Summerlin
—
Deed Of Trust
related
$500,000 · Florida Community 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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