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Property profile & analytics
OFF-MARKET
Estimated value
$10,810,000
Assisted living facilities
13755 Golf Clb Pkwy Fort Myers, FL 33919-5146
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US18-0247578
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1981
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
30,264 SF
Lot
2.74 ac (119,224 SF)
Zoning code
CT
APN
22-45-24-00-00001.006B
UPID
US18-0247578
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
-
Ambassador Healthcare at College Park Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.33M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.81M
Owner & transaction history
13755 Golf Club Pkwy LLC · 3 yrs held
13755 Golf Club Pkwy LLC
since 2022
Last sale
$11.1M
3 recorded transactions
Zoning & alternative use
CT · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$10.9M
+72.3%
Medical building
$8.0M
+27.6%
Retail stores
$7.9M
+25.0%
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
$11,775,000
ML approach
$9,325,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$10,860,000
Change: +72% · Conversion: Difficult
MEDICAL BUILDING
$8,045,000
Change: +28% · Conversion: Difficult
RETAIL STORES
$7,880,000
Change: +25% · Conversion: Difficult
OFFICE BUILDING
$7,470,000
Change: +19% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$7,155,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$10.81M
Range $9.73M – $11.89M · ±10% · vs last sale $11.07M (Nov 7 2022)
Last sale anchor
$11.07M
Nov 7 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
$357 / 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
$53,001
Tax year 2023
Assessed value
$3,831,445
Assessed 2023
Previous assessed
$2,534,325
+51.2% YoY
Effective rate
1.38%
On assessed value
Assessed land
$321,762
Assessed improvement
$3,509,683
Land market value
$321,762
Improvement market value
$3,509,683
Total market value
$3,831,445
Applied tax rate
68.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1981
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Buildings
2
Stories
1
Total area
30,264 SF
Lot
2.74 ac (119,224 SF)
Zoning code
CT
APN
22-45-24-00-00001.006B
UPID
US18-0247578
Jurisdiction
LEE
Zoning & alternative use
CT · Fort Myers, FL
Zoning CT · permitted uses
CT · 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
COMMERCIAL (GENERAL)
Est. value
$10.9M
MEDICAL BUILDING
Est. value
$8.0M
RETAIL STORES
Est. value
$7.9M
OFFICE BUILDING
Est. value
$7.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.2M
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RETAIL STORES
OFFICE BUILDING
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
1981
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Lot
2.74 ac
Current owner
From public records · entity-resolved
13755 Golf Club Pkwy LLC
Entity
Mailing address
1463 66TH ST, BROOKLYN, NY 11219-5776
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
Nov 7, 2022
$11,072,200
13755 Golf Club Pkwy LLC
Nrs Ventures LLC
Special Warranty Deed
$3,000,000 · Metropolitan Commercial Bank
Jan 8, 2010
—
Nrs Ventures LLC
—
Deed Of Trust
related
$100,000,000 · General Electric Capital Corp
Aug 7, 2006
$7,021,000
Nrs Ventures LLC
Litchfield Investment Co LLC
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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