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Property profile & analytics
FOR SALE
Office buildings
3822 Broadway Fort Myers, FL 33901
Entity Owned
14-yr Hold
Free & Clear
Property ID
US18-0262022
For Sale
1 / 49
$2,950,000
3822 Broadway, Fort Myers, FL 33901
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
7,228 SF
Lot
0.77 ac (33,750 SF)
Zoning code
CG
APN
36-44-24-P1-00500.0070
UPID
US18-0262022
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
-
Broadway Health & Rehabilitation Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.08M
Blend (final)
Blend
$1.06M
Owner & transaction history
Ft Myers Property Account LLC · 14 yrs held
Ft Myers Property Account LLC
since 2012
6 recorded transactions
Zoning & alternative use
CG · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
It is the express intent of the CG District to provide areas for commercial activities that meet the retail shopping and service needs of the community.
Zone name
Commercial General
General category
COMMERCIAL
Zone area
1,984.95 ac
Source
Realmo
Top alternative use upside
Neighborhood: shopping center
$1.7M
+13.9%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,500,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,710,000
Change: +14% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,410,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$1.06M
Range $950k – $1.16M · ±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
$146 / 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
$12,429
Tax year 2023
Assessed value
$895,432
Assessed 2023
Previous assessed
$634,183
+41.2% YoY
Effective rate
1.39%
On assessed value
Assessed land
$83,707
Assessed improvement
$811,725
Land market value
$83,707
Improvement market value
$811,725
Total market value
$895,432
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
For Sale
Year built
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
7,228 SF
Lot
0.77 ac (33,750 SF)
Zoning code
CG
APN
36-44-24-P1-00500.0070
UPID
US18-0262022
Jurisdiction
LEE
Zoning & alternative use
CG · Fort Myers, FLZoning CG · permitted uses
CG · 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 express intent of the CG District to provide areas for commercial activities that meet the retail shopping and service needs of the community.
Zone name
Commercial General
General category
COMMERCIAL
Zone area
1,984.95 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.7M
INDUSTRIAL (GENERAL)
Est. value
$1.4M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (GENERAL)
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
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.77 ac
Current owner
From public records · entity-resolved
Ft Myers Property Account LLC
Entity
Free & Clear · 14 yrs held
Mailing address
23262 OXNARD ST, WOODLAND HILLS, CA 91367-3121
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 18, 2012
—
Ft Myers Property Account LLC
Los Gatos Amores LLC
Quit Claim Deed
related
—
Feb 28, 2006
—
Los Gatos Amores LLC
Sirkin,t M
Warranty Deed
—
Feb 7, 2006
$965,000
T M Sirkin
Velez,mayra
Warranty Deed
$115,000 · Mayra Velez
Sep 20, 2005
$788,200
Mayra Velez
3822 Broadway Trust
Grant Deed
$660,000 · Great Florida Bank
Nov 22, 1996
—
Ralph P Richard
—
Trustees Deed
related
$74,193
—
—
Broadway,tr
—
Deed Of Trust
related
$738,000 · Ralph P & Sandra T Richard
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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