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Property profile & analytics
OFF-MARKET
Estimated value
$910,000
Medical Office Space
1469 4th Ter Cape Coral, FL 33991-1424
Entity Owned
5-yr Hold
Free & Clear
Property ID
US18-4182459
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2019
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,800 SF
Lot
1.4 ac (60,908 SF)
Zoning code
CORR
APN
15-44-23-C4-03662.0170
UPID
US18-4182459
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
-
Mr. Matthew Harkness Physician
-
Susanne Mcintosh Physician
-
Allied Physical Therapy Wellness Community Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.09M
CAP Approach
CAP
$925k
Comparable Approach
Comparable
$1.22M
Blend (final)
Blend
$910k
Owner & transaction history
Harkness Family Holdings LLC · 5 yrs held
Harkness Family Holdings LLC
since 2020
Last sale
$730,000
5 recorded transactions
Zoning & alternative use
CORR · Cape Coral, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Cape Coral submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cape Coral 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
$1,060,000
ML approach
$1,085,000
CAP Approach
CAP Return
Estimation
6%
$1,000,000
6.5%
$925,000
7%
$860,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,475,000
Current use
RETAIL STORES
$1,460,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$910k
Range $819k – $1.00M · ±10% · vs last sale $730k (Nov 7 2020)
Last sale anchor
$730k
Nov 7 2020
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
$190 / 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
$18,509
Tax year 2023
Assessed value
$1,016,643
Assessed 2023
Previous assessed
$2,340,957
-56.6% YoY
Effective rate
1.82%
On assessed value
Assessed land
$272,444
Assessed improvement
$744,199
Land market value
$272,444
Improvement market value
$744,199
Total market value
$1,016,643
Applied tax rate
57.0000
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
2019
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
4,800 SF
Lot
1.4 ac (60,908 SF)
Zoning code
CORR
APN
15-44-23-C4-03662.0170
UPID
US18-4182459
Jurisdiction
LEE
Zoning & alternative use
CORR · Cape Coral, FL
Zoning CORR · permitted uses
CORR · Cape Coral, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Cape Coral. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$1.5M
RETAIL STORES
Est. value
$1.5M
MEDICAL BUILDING Current
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
2019
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.4 ac
Current owner
From public records · entity-resolved
Harkness Family Holdings LLC
Entity
Free & Clear · 5 yrs held
Mailing address
3020 SHELTERED OAK PL, NORTH FORT MYERS, FL 33903-7145
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 7, 2020
$730,000
Harkness Family Holdings LLC
Thomas E Elmore
Warranty Deed
—
Nov 7, 2020
—
Harkness Family Holdings LLC
Florida State Elks Assn INC
Quit Claim Deed
related
—
Feb 19, 2016
—
Florida Defunct Lodge
Florida State Elks Assocition
Quit Claim Deed
related
—
Dec 15, 2015
$125,000
Florida State Elks Assn
K & F Properties LLC
Warranty Deed
—
May 22, 2002
$30,000
K & F Properties Of Sw Florida
Birch,dale C
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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