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Property profile & analytics
OFF-MARKET
Estimated value
$1,450,000
Office buildings
15661 San Carlos Blvd Fort Myers, FL 33908-2797
Individually Owned
4-yr Hold
Free & Clear
Property ID
US18-4649942
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
8,150 SF
Lot
1 ac (43,560 SF)
Zoning code
CC
APN
31-45-24-00-00010.0010
UPID
US18-4649942
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
-
Miloff Aubuchon Realty Group - Fort Myers Real Estate Agency
-
Millennium Physician Group - Fort Myers Primary-Care Medical Clinic
-
Ferreira Claudio A MD Physician
-
Fort Myers Family Medicine Medical Clinic
-
Stephanie Kalo, APRN Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.50M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.45M
Owner & transaction history
Robert L Shields · 4 yrs held
Robert L Shields
since 2021
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
CC · 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
$1,435,000
ML approach
$1,495,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,365,000
Current use
MEDICAL BUILDING
$2,165,000
Change: -8% · Conversion: Easy
RETAIL STORES
$2,120,000
Change: -10% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,925,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$1.45M
Range $1.31M – $1.60M · ±10% · vs last sale $1.44M (Oct 15 2021)
Last sale anchor
$1.44M
Oct 15 2021
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
$178 / 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
$21,481
Tax year 2023
Assessed value
$1,807,838
Assessed 2023
Previous assessed
$1,271,621
+42.2% YoY
Effective rate
1.19%
On assessed value
Assessed land
$726,407
Assessed improvement
$1,081,431
Land market value
$726,407
Improvement market value
$1,081,431
Total market value
$1,807,838
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
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
8,150 SF
Lot
1 ac (43,560 SF)
Zoning code
CC
APN
31-45-24-00-00010.0010
UPID
US18-4649942
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
$2.4M
MEDICAL BUILDING
Est. value
$2.2M
RETAIL STORES
Est. value
$2.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.9M
OFFICE BUILDING Current
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
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1 ac
Current owner
From public records · entity-resolved
Robert L Shields
Individual
Free & Clear · 4 yrs held
Mailing address
11903 PRINCE CHARLES CT, CAPE CORAL, FL 33991-7508
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 15, 2021
$1,435,000
Robert L Shields
Davao LLC
Warranty Deed
—
Sep 6, 2005
—
Davao LLC
—
Trustees Deed
related
$1,200,000 · Bank Of America
Jan 23, 2004
$274,000
Davao LLC
Kinsey,tr
Grant Deed
$750,000 · Amsouth Bank
Dec 20, 2000
$242,600
Furniture World Of Sw Florida
Kinsey,james E
Grant Deed
$219,018 · Seller
Mar 22, 1999
$1,135,500
Strategic Properties Southwest
Schultz,dorothy M
Grant Deed
$1,370,500 · Insouth Bank
Nov 18, 1998
$470,000
Bill Smith INC
James E Kinsey Trustee
Grant Deed
—
Jan 8, 1997
—
Star USA Company L L C
Star Lube USA INC
Quit Claim Deed
related
$361,835 · Southwest Bk St Louis
—
—
Davao LLC
—
Deed Of Trust
related
$1,000,000 · Suntrust Bank NA
—
—
Davao LLC
—
Deed Of Trust
related
—
—
—
Davao LLC
—
Deed Of Trust
related
$40,000 · First Community Bank Sw Fl
—
—
Davao LLC
—
Deed Of Trust
related
$29,032 · First Community Bank Sw Fl
—
—
Davao LLC
—
Deed Of Trust
related
$1,142,599 · First Community Bank Sw Fl
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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