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Property profile & analytics
OFF-MARKET
Estimated value
$2,520,000
Strip malls
15751 San Carlos Blvd Fort Myers, FL 33908-3314
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US18-0765128
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
14,262 SF
Lot
1.71 ac (74,444 SF)
Zoning code
MPD
APN
31-45-24-52-0000B.0010
UPID
US18-0765128
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
-
Suitor & Associates Inc Property Management Company
-
ANGELA CAROL MCGILVREY Physician
-
Mary P. Sullivan Physician
-
ERIC SCOTT EISENBERG Physician
-
ALISON A. GLASSMAN Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.53M
CAP Approach
CAP
$3.49M
Comparable Approach
Comparable
$2.07M
Blend (final)
Blend
$2.52M
Owner & transaction history
Morodockvs Ltd · 5 yrs held
Morodockvs Ltd
since 2021
Last sale
$2.5M
4 recorded transactions
Zoning & alternative use
MPD · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$4.1M
+22.7%
Medical building
$3.8M
+12.4%
Retail stores
$3.7M
+10.1%
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
$2,515,000
ML approach
$2,525,000
CAP Approach
CAP Return
Estimation
6%
$3,775,000
6.5%
$3,485,000
7%
$3,235,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$3,370,000
Current use
OFFICE BUILDING
$4,135,000
Change: +23% · Conversion: Moderate
MEDICAL BUILDING
$3,790,000
Change: +12% · Conversion: Difficult
RETAIL STORES
$3,715,000
Change: +10% · Conversion: Easy
WAREHOUSE, STORAGE
$3,085,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$2.52M
Range $2.27M – $2.77M · ±10% · vs last sale $2.52M (May 14 2021)
Last sale anchor
$2.52M
May 14 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
$177 / 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
$24,336
Tax year 2023
Assessed value
$1,808,934
Assessed 2023
Previous assessed
$1,568,126
+15.4% YoY
Effective rate
1.35%
On assessed value
Assessed land
$853,575
Assessed improvement
$955,359
Land market value
$853,575
Improvement market value
$955,359
Total market value
$1,808,934
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
14,262 SF
Lot
1.71 ac (74,444 SF)
Zoning code
MPD
APN
31-45-24-52-0000B.0010
UPID
US18-0765128
Jurisdiction
LEE
Zoning & alternative use
MPD · Fort Myers, FL
Zoning MPD · permitted uses
MPD · 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
$3.4M
OFFICE BUILDING
Est. value
$4.1M
MEDICAL BUILDING
Est. value
$3.8M
RETAIL STORES
Est. value
$3.7M
WAREHOUSE, STORAGE
Est. value
$3.1M
NEIGHBORHOOD: SHOPPING CENTER Current
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
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.71 ac
Current owner
From public records · entity-resolved
Morodockvs Ltd
Individual
Mailing address
15751 SAN CARLOS BLVD, FORT MYERS, FL 33908-3314
Mailing matches property
Yes
Owner-occupied
Yes
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 14, 2021
$2,520,000
Morodockvs Ltd
Jpr San Carlos LLC
Warranty Deed
$1,280,000 · Wauchula State Bank
May 14, 2021
—
Morodockvs Ltd
—
Deed
related
$1,280,000 · Wauchula State Bank
Sep 12, 2013
$1,385,000
Jpr San Carlos LLC
Melco Investments LLC
Warranty Deed
—
—
—
Jpr San Carlos LLC
—
Deed Of Trust
related
$700,000 · Regions 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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