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Property profile & analytics
OFF-MARKET
Estimated value
$3,130,000
Medical Office Space
3700 Central Ave Fort Myers, FL 33901-7649
Individually Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-9648598
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1983
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
14,654 SF
Lot
1.54 ac (67,082 SF)
Zoning code
C1
APN
36-44-24-P1-00009.0060
UPID
US18-9648598
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
-
Associates In Cosmetic Surgery Physician Medical Clinic
-
Robert John Brueck MD Physician
-
Southwest Florida Institute Physician
-
Fort Myers Children's Surgery Center Medical Clinic Hospital
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.23M
CAP Approach
CAP
$2.82M
Comparable Approach
Comparable
$2.19M
Blend (final)
Blend
$3.13M
Owner & transaction history
Blue Cloud Pediatric Surgery Center · 3 yrs held
Blue Cloud Pediatric Surgery Center
since 2023
Last sale
$3.6M
7 recorded transactions
Zoning & alternative use
C1 · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$4.1M
+6.2%
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
$2,350,000
ML approach
$4,225,000
CAP Approach
CAP Return
Estimation
6%
$3,055,000
6.5%
$2,820,000
7%
$2,620,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$3,895,000
Current use
RETAIL STORES
$4,135,000
Change: +6% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,465,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$3.13M
Range $2.82M – $3.44M · ±10% · vs last sale $3.60M (Apr 24 2023)
Last sale anchor
$3.60M
Apr 24 2023
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
$214 / 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
$16,220
Tax year 2023
Assessed value
$1,179,720
Assessed 2023
Previous assessed
$1,012,976
+16.5% YoY
Effective rate
1.37%
On assessed value
Assessed land
$82,147
Assessed improvement
$1,097,573
Land market value
$82,147
Improvement market value
$1,097,573
Total market value
$1,179,720
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
1983
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
14,654 SF
Lot
1.54 ac (67,082 SF)
Zoning code
C1
APN
36-44-24-P1-00009.0060
UPID
US18-9648598
Jurisdiction
LEE
Zoning & alternative use
C1 · Fort Myers, FL
Zoning C1 · permitted uses
C1 · 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
MEDICAL BUILDING Current
Est. value
$3.9M
RETAIL STORES
Est. value
$4.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.5M
MEDICAL BUILDING Current
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
1983
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.54 ac
Current owner
From public records · entity-resolved
Blue Cloud Pediatric Surgery Center
Individual
Free & Clear · 3 yrs held
Mailing address
182 INDUSTRIAL RD, GLEN ROCK, PA 17327-8626
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Apr 24, 2023
$2,400,000
Blue Cloud Pediatric Surgery Center
Brueck Golosow & Kim LLC
Special Warranty Deed
—
Jun 2, 2008
$2,650,000
Brueck Golosow & Kim LLC
Henmir Holdings LLC
Warranty Deed
$3,000,000 · Florida Gulf Bank
Mar 5, 2007
$2,400,000
Henmir Holdings LLC
Mordali Propery LLC
Warranty Deed
$1,400,000 · Helm Bank
Aug 15, 2006
$1,979,000
Mordali Property LLC
Magocs,john T
Warranty Deed
$1,583,200 · Helm Bank
Oct 17, 2005
$250,000
John T Magocs
Magocs,mary
Warranty Deed
related
$250,000 · Fifth Third Bank
Apr 7, 2004
$1,750,000
Magocs,tr
Cent Properties LLC
Grant Deed
$730,000 · First National Bank Florida
Oct 17, 2001
$1,500,000
Cent Properties LLC
Brueck,robert J
Grant Deed
—
—
—
Brueck Golosow & Kim LLC
—
Loan Modification
related
$300,000 · Iberiabank
—
—
Robert J Brueck
—
Deed Of Trust
related
$521,391 · Bank Of America
—
—
Brueck Golosow & Kim LLC
—
Deed Of Trust
related
$131,737 · Florida Gulf 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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