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Property profile & analytics
OFF-MARKET
Estimated value
$1,180,000
Office buildings
15550 Mcgregor Blvd Fort Myers, FL 33908-2579
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US18-0173471
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1985
Construction
FRAME
Total area
5,028 SF
Lot
0.81 ac (35,327 SF)
Zoning code
C-2
APN
31-45-24-00-00022.0000
UPID
US18-0173471
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
-
Castleton Capital Bank Credit Union
-
MAHWA MEDICAL MASSAGE THERAPY Alternative Medicine Practice Spa & Massage Center
-
Creative Bulldog Company Marketing & Advertising (Bike/Boat/Book/etc) Store
-
Zebis Tech Support Center IT Consulting Firm
-
Pro Management Realty LLC Property Management Company Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.42M
Comparable Approach
Comparable
$1.21M
Blend (final)
Blend
$1.18M
Owner & transaction history
Fontana Beach Realty LLC · 10 yrs held
Fontana Beach Realty LLC
since 2016
7 recorded transactions
Zoning & alternative use
C-2 · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.8M
+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%
$1,535,000
6.5%
$1,420,000
7%
$1,315,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,460,000
Current use
COMMERCIAL (GENERAL)
$1,805,000
Change: +24% · Conversion: Easy
MEDICAL BUILDING
$1,335,000
Change: -8% · Conversion: Easy
RETAIL STORES
$1,310,000
Change: -10% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,190,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$1.18M
Range $1.06M – $1.30M · ±10%
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
$235 / 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
$9,634
Tax year 2023
Assessed value
$741,690
Assessed 2023
Previous assessed
$642,975
+15.4% YoY
Effective rate
1.30%
On assessed value
Assessed land
$305,579
Assessed improvement
$436,111
Land market value
$305,579
Improvement market value
$436,111
Total market value
$741,690
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
1985
Construction
FRAME
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
2
Total area
5,028 SF
Lot
0.81 ac (35,327 SF)
Zoning code
C-2
APN
31-45-24-00-00022.0000
UPID
US18-0173471
Jurisdiction
LEE
Zoning & alternative use
C-2 · Fort Myers, FL
Zoning C-2 · permitted uses
C-2 · 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
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$1.3M
RETAIL STORES
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
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
1985
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Lot
0.81 ac
Current owner
From public records · entity-resolved
Fontana Beach Realty LLC
Entity
Mailing address
3808 SURVEY CIR, BONITA SPRINGS, FL 34134-8656
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 20, 2016
$515,000
Fontana Beach Realty LLC
Mcgregor Boulevard LLC
Warranty Deed
—
Oct 27, 2009
$948,300
15550 Mcgregor Boulevard LLC
Big House LLC
Deed In Lieu Of Foreclosure
—
Feb 16, 2007
—
The Big House LLC
Thomas Groves
Warranty Deed
$975,000 · Ica Mortgage Capital LLC
Aug 30, 2005
$1,100,000
Big House LLC
Groves,thomas
Grant Deed
—
May 1, 2003
$500,000
Andrea L Groves
Caretenders Visiting Svc Of Sw
Grant Deed
$300,000 · Sanibel Captiva Community Bank
Nov 3, 1998
$400,000
Caretenders Visiting Service
Shannon,george W
Grant Deed
—
—
—
Thomas Groves
—
Deed Of Trust
related
$75,000 · Sanibel Captiva Community Bank
—
—
Thomas Groves
—
Deed Of Trust
related
$750,000 · Comerica Bank
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.
Try Rey
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