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Property profile & analytics
OFF-MARKET
Estimated value
$4,390,000
Community centers
15550 San Carlos Blvd 660 Fort Myers, FL 33908-2550
Individually Owned
24-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-4189316
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1979
Construction
STEEL FRAME
Total area
13,820 SF
Lot
19.11 ac (832,649 SF)
Zoning code
C-1A
APN
31-45-24-00-00011.0030
UPID
US18-4189316
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
-
CVS Pharmacy
-
CVS Photo (Bike/Boat/Book/etc) Store
-
CVS Pharmacy Pharmacy
-
MoneyGram Bank Credit Union
-
SunTrust ATM Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.38M
Comparable Approach
Comparable
$5.36M
Blend (final)
Blend
$4.39M
Owner & transaction history
Southwest Florida Dental Assoc · 24 yrs held
Southwest Florida Dental Assoc
since 2001
Last sale
$5.8M
4 recorded transactions
Zoning & alternative use
C-1A · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$5.0M
+51.8%
Office building
$4.0M
+22.7%
Medical building
$3.7M
+12.4%
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%
$3,655,000
6.5%
$3,375,000
7%
$3,135,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$3,270,000
Current use
COMMERCIAL (GENERAL)
$4,960,000
Change: +52% · Conversion: Easy
OFFICE BUILDING
$4,010,000
Change: +23% · Conversion: Moderate
MEDICAL BUILDING
$3,675,000
Change: +12% · Conversion: Difficult
RETAIL STORES
$3,600,000
Change: +10% · Conversion: Easy
WAREHOUSE, STORAGE
$2,990,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$4.39M
Range $3.95M – $4.83M · ±10% · vs last sale $5.82M (May 11 2025)
Last sale anchor
$5.82M
May 11 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
$318 / 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
$82,155
Tax year 2023
Assessed value
$5,907,154
Assessed 2023
Previous assessed
$5,931,511
-0.4% YoY
Effective rate
1.39%
On assessed value
Assessed land
$2,195,530
Assessed improvement
$3,711,624
Land market value
$2,195,530
Improvement market value
$3,711,624
Total market value
$5,907,154
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1979
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
AC.PACKAGE
Buildings
7
Stories
1
Total area
13,820 SF
Lot
19.11 ac (832,649 SF)
Zoning code
C-1A
APN
31-45-24-00-00011.0030
UPID
US18-4189316
Jurisdiction
LEE
Zoning & alternative use
C-1A · Fort Myers, FL
Zoning C-1A · permitted uses
C-1A · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$3.3M
COMMERCIAL (GENERAL)
Est. value
$5.0M
OFFICE BUILDING
Est. value
$4.0M
MEDICAL BUILDING
Est. value
$3.7M
RETAIL STORES
Est. value
$3.6M
WAREHOUSE, STORAGE
Est. value
$3.0M
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
MEDICAL BUILDING
RETAIL STORES
WAREHOUSE, STORAGE
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
1979
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
7
Lot
19.11 ac
Current owner
From public records · entity-resolved
Southwest Florida Dental Assoc
Individual
Free & Clear · 24 yrs held
Mailing address
8902 N DL MABRY HWY, TAMPA, FL 33614-1588
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2001
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 30, 2001
—
Southwest Florida Dental Assoc
Southwest Florida Dental Group
Quit Claim Deed
related
—
Dec 4, 1997
$375,000
Southwest Florida Dental Group
First Union National Bank
Grant Deed
$508,000 · First National Bank Fort Myers
—
—
Gulf Myers Sc Co Ltd
—
Loan Modification
related
$3,900,000 · Gulfshore Bk
—
—
Gulf Myers Sc Co Ltd
—
Deed Of Trust
related
$4,600,000 · Lehman Brothers Bk
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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