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Property profile & analytics
OFF-MARKET
Estimated value
$4,185,000
Office buildings
16100 Lee Rd Fort Myers, FL 33912-2504
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-1775554
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2021
Construction
CONCRETE
Total area
11,923 SF
Lot
6.72 ac (292,723 SF)
Zoning code
IPD
APN
04-46-25-11-00000.0010
UPID
US18-1775554
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
-
CFS Mechanical Services HVAC Service General Contractor
-
CFS Roofing Services Roofing Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.36M
Comparable Approach
Comparable
$3.47M
Blend (final)
Blend
$4.19M
Owner & transaction history
Amedicus Partners LLC · 6 yrs held
Amedicus Partners LLC
since 2019
7 recorded transactions
Zoning & alternative use
IPD · 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%
$3,645,000
6.5%
$3,360,000
7%
$3,120,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$6,390,000
Current use
WAREHOUSE, STORAGE
$5,990,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$4.19M
Range $3.77M – $4.60M · ±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
$351 / 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
$72,938
Tax year 2023
Assessed value
$6,350,855
Assessed 2023
Previous assessed
$4,135,542
+53.6% YoY
Effective rate
1.15%
On assessed value
Assessed land
$1,850,329
Assessed improvement
$4,500,526
Land market value
$1,850,329
Improvement market value
$4,500,526
Total market value
$6,350,855
Applied tax rate
71.0000
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
2021
Construction
CONCRETE
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
11,923 SF
Lot
6.72 ac (292,723 SF)
Zoning code
IPD
APN
04-46-25-11-00000.0010
UPID
US18-1775554
Jurisdiction
LEE
Zoning & alternative use
IPD · Fort Myers, FL
Zoning IPD · permitted uses
IPD · 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
$6.4M
WAREHOUSE, STORAGE
Est. value
$6.0M
OFFICE BUILDING Current
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
2021
Construction
CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
6.72 ac
Current owner
From public records · entity-resolved
Amedicus Partners LLC
Entity
Mailing address
15761 GREY FRIARS CT, FORT MYERS, FL 33912-3931
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
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
Sep 18, 2020
—
Amedicus Partners LLC
—
Deed
related
$836,625 · Sanibel Captiva Cmnty Bk
Oct 18, 2019
$1,115,500
Amedicus Partners LLC
16100 Lee Road LLC
Warranty Deed
$836,625 · Sanibel Captiva Cmnty Bk
Sep 26, 2017
$950,000
Pru Realty LLC
16100 Lee Road LLC
Warranty Deed
—
Sep 26, 2012
$450,000
16100 Lee Road LLC
Synovus Bk
Grant Deed
$455,000 · Mark Chandley
Feb 3, 2010
—
Synovus Bk
Alico Eleven LLC
Warranty Deed
related
—
Sep 28, 2006
$2,841,500
Alico Eleven LLC
Wayside Industrial INC
Warranty Deed
$2,415,205 · First Florida Bank
Sep 1, 2005
$21,700,000
Owner Name Unavailable
Owner Name Unavailable
Grant Deed
related
$17,250,000 · Wachovia Bank NA
—
—
Amedicus Partners LLC
—
Loan Modification
related
$836,625 · Sanibel Captiva Cmnty 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.
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