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Property profile & analytics
OFF-MARKET
Estimated value
$39,280,000
Assisted living facilities
16131 Roserush Ct Fort Myers, FL 33908-3634
Entity Owned
1-yr Hold
Free & Clear
Property ID
US18-4814639
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1993
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
45,234 SF
Lot
6.57 ac (286,039 SF)
Zoning code
CPD
APN
33-45-24-03-00000.0010
UPID
US18-4814639
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
-
Lee Health Skilled Nursing Facility - HealthPark Medical Center Nursing Home
-
Lee Health HealthPark Care & Rehabilitation Center Nursing Home
-
Family Medicine | Celeste Correa, MD Medical Clinic
-
Internal Medicine | James Gifford, MD Medical Clinic
-
Internal Medicine | Cheryl Johnson, MD Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$39.28M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$39.28M
Owner & transaction history
Lee Health System INC · 1 yrs held
Lee Health System INC
since 2024
Last sale
$39.3M
1 recorded transaction
Zoning & alternative use
CPD · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$33.1M
+251.2%
Restaurant
$28.1M
+198.3%
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
$39,280,000
ML approach
$39,280,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$33,085,000
Change: +251% · Conversion: Difficult
RESTAURANT
$28,100,000
Change: +198% · Conversion: Difficult
Blend value · Realmo final
$39.28M
Range $35.35M – $43.21M · ±10% · vs last sale $39.28M (Nov 1 2024)
Last sale anchor
$39.28M
Nov 1 2024
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
$868 / 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
$1,345
Tax year 2023
Assessed value
$7,108,914
Assessed 2023
Previous assessed
$6,860,632
+3.6% YoY
Effective rate
0.02%
On assessed value
Assessed land
$1,612,159
Assessed improvement
$5,496,755
Land market value
$1,612,159
Improvement market value
$5,496,755
Total market value
$7,108,914
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1993
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
45,234 SF
Lot
6.57 ac (286,039 SF)
Zoning code
CPD
APN
33-45-24-03-00000.0010
UPID
US18-4814639
Jurisdiction
LEE
Zoning & alternative use
CPD · Fort Myers, FL
Zoning CPD · permitted uses
CPD · 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
AUTO REPAIR, GARAGE
Est. value
$33.1M
RESTAURANT
Est. value
$28.1M
AUTO REPAIR, GARAGE
RESTAURANT
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
1993
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
6.57 ac
Current owner
From public records · entity-resolved
Lee Health System INC
Entity
Free & Clear · 1 yrs held
Mailing address
4211 METRO PKWY STE #100, FORT MYERS, FL 33916-9526
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 1, 2024
—
Lee Health System INC
Lee Memorial Health System
Deed
related
—
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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