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Property profile & analytics
OFF-MARKET
Estimated value
$885,000
Medical Office Space
15650 San Carlos Blvd Fort Myers, FL 33908-2569
Individually Owned
16-yr Hold
~
Est. High Equity
Property ID
US18-2820916
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1981
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
6,168 SF
Lot
0.95 ac (41,251 SF)
Zoning code
C-1A
APN
31-45-24-00-00011.004A
UPID
US18-2820916
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
-
Southwest Florida Dental Group Dental Office
-
David G Carlton, DDS Dental Office
-
Eric W. Baxmann, DDS Dental Office
-
Laura Elias Dental Office
-
Robin Nunez Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.19M
Comparable Approach
Comparable
$570k
Blend (final)
Blend
$885k
Owner & transaction history
David G Carlton Dds Pa · 16 yrs held
David G Carlton Dds Pa
since 2009
5 recorded transactions
Zoning & alternative use
C-1A · Fort Myers, 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 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%
$1,285,000
6.5%
$1,190,000
7%
$1,105,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,460,000
Change: -11% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,335,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$885k
Range $797k – $974k · ±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
$143 / 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
$16,464
Tax year 2023
Assessed value
$1,361,058
Assessed 2023
Previous assessed
$1,179,452
+15.4% YoY
Effective rate
1.21%
On assessed value
Assessed land
$643,103
Assessed improvement
$717,955
Land market value
$643,103
Improvement market value
$717,955
Total market value
$1,361,058
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
1981
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
6,168 SF
Lot
0.95 ac (41,251 SF)
Zoning code
C-1A
APN
31-45-24-00-00011.004A
UPID
US18-2820916
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
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
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
1981
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.95 ac
Current owner
From public records · entity-resolved
David G Carlton Dds Pa
Individual
Mailing address
15650 SAN CARLOS BLVD, FORT MYERS, FL 33908-2569
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2009
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 2, 2009
$367,000
David G Carlton Dds Pa
Southwest Florida Dental Assoc
Quit Claim Deed
related
$1,566,000 · Key Bank & Trust
Oct 9, 2009
—
Southwest Florida Dental Assoc
—
Trustees Deed
related
$660,000 · Sanibel Captiva Community Bank
Sep 21, 2007
—
Southwest Florida Dental Assoc
—
Trustees Deed
related
$660,000 · Sanibel Captiva Community Bank
Dec 4, 1997
$375,000
Southwest Florida Dental Group
First Union National Bank
Grant Deed
$508,000 · First National Bank Fort Myers
—
—
Southwest Florida Dental Assoc
—
Deed Of Trust
related
$859,613 · Fifth Third 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.
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