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Property profile & analytics
OFF-MARKET
Estimated value
$41,370,000
Medical Office Space
3230 Forum Blvd 3274 Fort Myers, FL 33905-5580
Entity Owned
1-yr Hold
Free & Clear
Property ID
US18-4229019
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2008
Construction
CONCRETE
Total area
2,812 SF
Lot
13.59 ac (591,982 SF)
Zoning code
SDA
APN
27-44-25-P3-01000.0040
UPID
US18-4229019
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
-
Padilla Ramon DDS Dental Office
-
Elkhechen Anis O DDS Dental Office
-
Heidi Zielinski, CNM, MS Midwife
-
Premier Women's Care of Southwest Florida Physician
-
Natasha Bower, MD, FACOG Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$41.37M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$41.37M
Owner & transaction history
Ivt Forum Fort Myers 1031 LLC · 1 yrs held
Ivt Forum Fort Myers 1031 LLC
since 2024
Last sale
$41.4M
7 recorded transactions
Zoning & alternative use
SDA · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
It is the purpose of this division to improve and protect the public health, safety and welfare by pursuing the following objectives like encourage innovation in community development, foster the safe, efficient, and economic use of the land and public facilities and services.
Zone name
Special Development Area
General category
UNKNOWN
Zone area
2,360.43 ac
Source
Realmo
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
$41,370,000
ML approach
$41,370,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$41.37M
Range $37.23M – $45.51M · ±10% · vs last sale $41.37M (Nov 27 2024)
Last sale anchor
$41.37M
Nov 27 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
$14,712 / 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
$304,582
Tax year 2023
Assessed value
$16,286,773
Assessed 2023
Previous assessed
$16,871,592
-3.5% YoY
Effective rate
1.87%
On assessed value
Assessed land
$7,557,242
Assessed improvement
$8,729,531
Land market value
$7,557,242
Improvement market value
$8,729,531
Total market value
$16,286,773
Applied tax rate
90.0000
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
2008
Construction
CONCRETE
Heating
FORCED AIR
Cooling
AC.PACKAGE
Buildings
7
Stories
1
Total area
2,812 SF
Lot
13.59 ac (591,982 SF)
Zoning code
SDA
APN
27-44-25-P3-01000.0040
UPID
US18-4229019
Jurisdiction
LEE
Zoning & alternative use
SDA · Fort Myers, FLZoning SDA · permitted uses
SDA · Fort Myers, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
It is the purpose of this division to improve and protect the public health, safety and welfare by pursuing the following objectives like encourage innovation in community development, foster the safe, efficient, and economic use of the land and public facilities and services.
Zone name
Special Development Area
General category
UNKNOWN
Zone area
2,360.43 ac
Source
Realmo
Building & site characteristics
From public records
Year built
2008
Construction
CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
7
Lot
13.59 ac
Current owner
From public records · entity-resolved
Ivt Forum Fort Myers 1031 LLC
Entity
Free & Clear · 1 yrs held
Mailing address
1 MARITIME PLZ STE #2100, SAN FRANCISCO, CA 94111-3511
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 27, 2024
$41,370,000
Ivt Forum Fort Myers 1031 LLC
Joule Forum Owner LLC
Special Warranty Deed
—
May 27, 2022
$29,000,000
Joule Forum Owner LLC
Brie Ddr Br Forum Fl LLC
Special Warranty Deed
$175,000,000 · Acrefi Mortgage Lending LLC
Mar 9, 2022
—
Presotea Fl LLC
Bre Ddr Br Forum Fl LLC
Lease
—
Jan 31, 2022
—
Dpth Investments LLC
Bre Ddr Br Forum Fl LLC
Lease
—
Jun 12, 2019
—
Bre Ddr Br Forum Fl LLC
—
Deed
related
$359,100 · Other Institutional Lenders
Nov 10, 2014
$29,400,000
Bre Ddr Br Forum Fl LLC
Cole Mt Fort Myers Fl LLC
Trustees Deed
$1,072,860,000 · Wells Fargo Bk
Jul 25, 2011
$34,250,000
Cole Mt Fort Myers Fl LLC
Forum Nap LLC
Grant Deed
—
Jul 25, 2011
—
Cole Mt Fort Myers Fl LLC
Forum Nap LLC
Grant Deed
related
—
May 17, 2005
$13,200,000
Forum Nap LLC
Owner Name Unavailable
Grant Deed
related
—
—
—
Bre Ddr Br Forum Fl LLC
—
Deed Of Trust
related
$359,100 · Other Institutional Lenders
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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