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Property profile & analytics
OFF-MARKET
Estimated value
$4,000,000
Medical Office Space
13731 Metropolis Ave Fort Myers, FL 33912-7150
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US18-5327487
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
10,748 SF
Lot
1.12 ac (48,975 SF)
Zoning code
CPD
APN
19-45-25-14-00000.0170
UPID
US18-5327487
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
-
Advanced Radiology Imaging Associates, LLC Medical Clinic
-
Hughes Family Practice Physician
-
Saurin J. Shah, M.D. Physician Medical Clinic
-
mi medical spa Spa & Massage Center
-
Picosure Fort Myers Tattoo & Piercing Shop Skin Care Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.87M
Blend (final)
Blend
$4.00M
Owner & transaction history
Metro Medical Specialists LLC · 1 yrs held
Metro Medical Specialists LLC
since 2024
Last sale
$4.0M
7 recorded transactions
Zoning & alternative use
CPD · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$5.8M
+101.6%
Warehouse, storage
$5.4M
+89.0%
Commercial (general)
$3.9M
+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
$4,000,000
ML approach
$4,000,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$2,855,000
Current use
OFFICE BUILDING
$5,760,000
Change: +102% · Conversion: Easy
WAREHOUSE, STORAGE
$5,400,000
Change: +89% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,855,000
Change: +35% · Conversion: Easy
INDUSTRIAL (GENERAL)
$3,200,000
Change: +12% · Conversion: Difficult
RETAIL STORES
$2,800,000
Change: -2% · Conversion: Difficult
Blend value · Realmo final
$4.00M
Range $3.60M – $4.40M · ±10% · vs last sale $4.00M (Nov 14 2024)
Last sale anchor
$4.00M
Nov 14 2024
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
$372 / 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
$39,976
Tax year 2023
Assessed value
$3,666,797
Assessed 2023
Previous assessed
$3,186,205
+15.1% YoY
Effective rate
1.09%
On assessed value
Assessed land
$1,254,935
Assessed improvement
$2,411,862
Land market value
$1,254,935
Improvement market value
$2,411,862
Total market value
$3,666,797
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
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
10,748 SF
Lot
1.12 ac (48,975 SF)
Zoning code
CPD
APN
19-45-25-14-00000.0170
UPID
US18-5327487
Jurisdiction
LEE
Zoning & alternative use
CPD · Fort Myers, FL
Zoning CPD · permitted uses
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
$2.9M
OFFICE BUILDING
Est. value
$5.8M
WAREHOUSE, STORAGE
Est. value
$5.4M
COMMERCIAL (GENERAL)
Est. value
$3.9M
INDUSTRIAL (GENERAL)
Est. value
$3.2M
RETAIL STORES
Est. value
$2.8M
MEDICAL BUILDING Current
OFFICE BUILDING
WAREHOUSE, STORAGE
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
RETAIL STORES
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
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.12 ac
Current owner
From public records · entity-resolved
Metro Medical Specialists LLC
Entity
Mailing address
13731 METROPOLIS AVE, FORT MYERS, FL 33912-7150
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 18, 2025
—
Metro Medical Specialists LLC
—
Deed
related
$400,000 · Whitney Bank
Nov 14, 2024
$4,000,000
Metro Medical Specialists LLC
Gulfcoast Land Ventures LLC
Warranty Deed
$3,400,000 · Whitney Bank
Jul 17, 2019
—
Gulfcoast Land Ventures LLC
—
Deed
related
$1,320,439 · Busey Bk
Aug 2, 2006
$1,525,400
Gulfcoast Land Ventures LLC
Cunsolo Properties LLC
Warranty Deed
$710,450 · Bank Of America
Mar 30, 2006
—
Cunsolo Properties LLC
Palumbo,mary V
Warranty Deed
related
—
Jun 11, 2003
$419,000
Mary V Palumbo
Metropolitan Land Trust
Grant Deed
$360,000 · Fifth Third Bank
—
—
Gulfcoast Land Ventures LLC
—
Deed Of Trust
related
$1,613,000 · Busey Bk
—
—
Gulfcoast Land Ventures LLC
—
Loan Modification
related
$1,320,439 · Busey Bk
—
—
Gulfcoast Land Ventures LLC
—
Deed Of Trust
related
$3,740,000 · Bank Of America
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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