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Property profile & analytics
OFF-MARKET
Estimated value
$2,010,000
Office buildings
15065 Mcgregor Blvd Fort Myers, FL 33908-1902
Entity Owned
Free & Clear
Property ID
US18-0960465
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
6,035 SF
Lot
1.05 ac (45,590 SF)
Zoning code
CC
APN
31-45-24-00-00007.5020
UPID
US18-0960465
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
-
Danis Insurance Inc Insurance Agency
-
Gallery Salon Hair Salon Nail Salon
-
Love Your Core Pilates Gym & Fitness Center
-
Naumann Law, PA Law Firm
-
flahertywaterfrontestates Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.70M
Comparable Approach
Comparable
$2.19M
Blend (final)
Blend
$2.01M
Owner & transaction history
Smithcorp Realty Fort Myers LLC
Smithcorp Realty Fort Myers LLC
since 2025
Last sale
$2.3M
7 recorded transactions
Zoning & alternative use
CC · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.2M
+23.7%
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%
$1,845,000
6.5%
$1,700,000
7%
$1,580,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,750,000
Current use
COMMERCIAL (GENERAL)
$2,165,000
Change: +24% · Conversion: Easy
MEDICAL BUILDING
$1,605,000
Change: -8% · Conversion: Easy
RETAIL STORES
$1,570,000
Change: -10% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,425,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$2.01M
Range $1.81M – $2.21M · ±10% · vs last sale $2.25M (Nov 25 2025)
Last sale anchor
$2.25M
Nov 25 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
$333 / 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
$14,568
Tax year 2023
Assessed value
$1,344,314
Assessed 2023
Previous assessed
$954,817
+40.8% YoY
Effective rate
1.08%
On assessed value
Assessed land
$569,151
Assessed improvement
$775,163
Land market value
$569,151
Improvement market value
$775,163
Total market value
$1,344,314
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
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
6,035 SF
Lot
1.05 ac (45,590 SF)
Zoning code
CC
APN
31-45-24-00-00007.5020
UPID
US18-0960465
Jurisdiction
LEE
Zoning & alternative use
CC · Fort Myers, FL
Zoning CC · permitted uses
CC · 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
OFFICE BUILDING Current
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$2.2M
MEDICAL BUILDING
Est. value
$1.6M
RETAIL STORES
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
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
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.05 ac
Current owner
From public records · entity-resolved
Smithcorp Realty Fort Myers LLC
Entity
Free & Clear · 0 yrs held
Mailing address
536 TURTLE HATCH RD, NAPLES, FL 34103-8541
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
Apr 27, 2026
—
Smithcorp Realty Fort Myers Ll
—
Deed
related
$1,462,500 · Gulfstream Business Bank
Nov 25, 2025
$2,250,000
Smithcorp Realty Fort Myers LLC
Patricia Cushman Williams Revocable
Warranty Deed
—
Oct 11, 2018
—
Williams,patricia C Trust
Williams Patricia C Trust
Quit Claim Deed
related
—
Aug 15, 2013
—
Williams,patricia C Trust
Cushman Mitchell Trust
Quit Claim Deed
related
—
Feb 7, 2013
—
Williams Patricia C Trust
Williams,patricia C
Quit Claim Deed
related
—
Aug 31, 2006
—
Mitchell Cushman
Mitchell Cushman
Correction Deed
related
—
Jan 6, 2005
—
Cushman Mitchell Tr
Cushman,mitchell
Quit Claim Deed
related
—
Sep 13, 1999
$1,075,000
Patricia Williams
Nellans Trust
Grant Deed
$472,000 · Riverside Bank Gulf Coast
—
—
Patricia C Williams
—
Deed Of Trust
related
$479,000 · Northern Trust Bank Of Florida
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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