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Property profile & analytics
OFF-MARKET
Estimated value
$2,600,000
Medical Office Space
15165 Mcgregor Blvd Fort Myers, FL 33908-1957
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US18-9157820
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,832 SF
Lot
0.84 ac (36,460 SF)
Zoning code
CG
APN
31-45-24-00-00006.0010
UPID
US18-9157820
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
-
MD Now Urgent Care - Harlem Heights, Fort Myers Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.53M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.60M
Owner & transaction history
Villa Marlin LLC · 3 yrs held
Villa Marlin LLC
since 2022
Last sale
$2.6M
6 recorded transactions
Zoning & alternative use
CG · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.8M
+175.2%
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
$2,735,000
ML approach
$2,530,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$2,805,000
Change: +175% · Conversion: Difficult
Blend value · Realmo final
$2.60M
Range $2.34M – $2.86M · ±10% · vs last sale $2.57M (Jul 29 2022)
Last sale anchor
$2.57M
Jul 29 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
$678 / 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
$19,419
Tax year 2023
Assessed value
$1,419,338
Assessed 2023
Previous assessed
$1,230,899
+15.3% YoY
Effective rate
1.37%
On assessed value
Assessed land
$714,251
Assessed improvement
$705,087
Land market value
$714,251
Improvement market value
$705,087
Total market value
$1,419,338
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
3,832 SF
Lot
0.84 ac (36,460 SF)
Zoning code
CG
APN
31-45-24-00-00006.0010
UPID
US18-9157820
Jurisdiction
LEE
Zoning & alternative use
CG · Fort Myers, FL
Zoning CG · permitted uses
CG · 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
AUTO REPAIR, GARAGE
Est. value
$2.8M
AUTO REPAIR, GARAGE
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
0.84 ac
Current owner
From public records · entity-resolved
Villa Marlin LLC
Entity
Mailing address
1616 CPE CORAL PKWY W STE #102, CAPE CORAL, FL 33914-8911
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 29, 2022
$2,570,705
Villa Marlin LLC
Ms Mcgregor LLC
Warranty Deed
$670,000 · Ms Mcgregor LLC
Jan 8, 2020
$1,000,000
Ms Mcgregor LLC
Goodwill Industries Of Southwest Fl
Warranty Deed
$2,320,000 · Servisfirst Bank
Jan 4, 2011
—
Goodwill Industries Of Southwest
—
Deed Of Trust
related
$8,486,000 · Suntrust Bank NA
Mar 23, 2010
—
Goodwill Industries Of Southwest
—
Trustees Deed
related
$500,000 · Regions Bank
Jan 8, 2010
$525,000
Goodwill Industries Of Southwest
Arc Wbfmfl0002 LLC
Grant Deed
—
Aug 12, 2008
$1,520,000
Arc Wbfmfl0002 LLC
Wachovia Bank NA
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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