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Property profile & analytics
OFF-MARKET
Estimated value
$565,000
Office buildings
13761 Mcgregor Blvd Fort Myers, FL 33919-6120
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US18-5464837
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1963
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,034 SF
Lot
0.56 ac (24,394 SF)
Zoning code
C-1
APN
21-45-24-04-0000A.001A
UPID
US18-5464837
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
-
Curtis W. Skupny, DPM Physician
-
Foot And Ankle Of The Island Coast Physician
-
Anne C. David, DPM Physician
-
Richard Calhoun Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$550k
CAP Approach
CAP
$575k
Comparable Approach
Comparable
$578k
Blend (final)
Blend
$565k
Owner & transaction history
Island Estate Holdings LLC · 2 yrs held
Island Estate Holdings LLC
since 2023
Last sale
$510,000
3 recorded transactions
Zoning & alternative use
C-1 · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$730,000
+45.4%
Medical building
$540,000
+7.7%
Retail stores
$530,000
+5.5%
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
$565,000
ML approach
$550,000
CAP Approach
CAP Return
Estimation
6%
$620,000
6.5%
$575,000
7%
$535,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$500,000
Current use
COMMERCIAL (GENERAL)
$730,000
Change: +45% · Conversion: Easy
MEDICAL BUILDING
$540,000
Change: +8% · Conversion: Easy
RETAIL STORES
$530,000
Change: +6% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$480,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$565k
Range $509k – $622k · ±10% · vs last sale $510k (Dec 28 2023)
Last sale anchor
$510k
Dec 28 2023
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
$278 / 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
$4,593
Tax year 2023
Assessed value
$383,328
Assessed 2023
Previous assessed
$272,280
+40.8% YoY
Effective rate
1.20%
On assessed value
Assessed land
$188,480
Assessed improvement
$194,848
Land market value
$188,480
Improvement market value
$194,848
Total market value
$383,328
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1963
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
2,034 SF
Lot
0.56 ac (24,394 SF)
Zoning code
C-1
APN
21-45-24-04-0000A.001A
UPID
US18-5464837
Jurisdiction
LEE
Zoning & alternative use
C-1 · Fort Myers, FLZoning C-1 · permitted uses
C-1 · Fort Myers, FL
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
$500,000
COMMERCIAL (GENERAL)
Est. value
$730,000
MEDICAL BUILDING
Est. value
$540,000
RETAIL STORES
Est. value
$530,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$480,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
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
1963
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.56 ac
Current owner
From public records · entity-resolved
Island Estate Holdings LLC
Entity
Mailing address
9808 SOLERA CV POINTE APT #105, FORT MYERS, FL 33908-9749
Ownership since
2023
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
Dec 28, 2023
$510,000
Island Estate Holdings LLC
Skupny Holdings LLC
Special Warranty Deed
$459,000 · Skupny Holdings LLC
Mar 31, 2014
$215,000
Skupny Holdings LLC
Foot & Ankle Care Of Island Coast
Warranty Deed
$172,000 · Branch Bk&tr
Jun 7, 1999
$147,500
Island Coast Podiatry
Norgart,sharon D
Grant Deed
$153,600 · Nationsbank
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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