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Property profile & analytics
OFF-MARKET
Estimated value
$1,750,000
Medical Office Space
3840 Colonial Blvd Fort Myers, FL 33966-1177
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US18-3599975
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1995
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
6,000 SF
Lot
0.8 ac (34,979 SF)
Zoning code
CG
APN
32-44-25-P4-00100.003A
UPID
US18-3599975
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
-
Pynckel Gary L DO Alternative Medicine Practice Physician
-
Fillion-Demos Marguerite Physician
-
Renew Medspa & Aesthetics Spa & Massage Center Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.75M
CAP Approach
CAP
$1.16M
Comparable Approach
Comparable
$1.10M
Blend (final)
Blend
$1.75M
Owner & transaction history
Cwh Holdings LLC · 2 yrs held
Cwh Holdings LLC
since 2024
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
CG · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.2M
+35.0%
Office building
$1.7M
+4.9%
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
$1,750,000
ML approach
$1,750,000
CAP Approach
CAP Return
Estimation
6%
$1,250,000
6.5%
$1,155,000
7%
$1,075,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,595,000
Current use
COMMERCIAL (GENERAL)
$2,155,000
Change: +35% · Conversion: Easy
OFFICE BUILDING
$1,675,000
Change: +5% · Conversion: Easy
RETAIL STORES
$1,560,000
Change: -2% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,420,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$1.75M
Range $1.58M – $1.93M · ±10% · vs last sale $1.75M (Mar 6 2024)
Last sale anchor
$1.75M
Mar 6 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
$292 / 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
$20,277
Tax year 2023
Assessed value
$1,068,755
Assessed 2023
Previous assessed
$1,068,755
+0.0% YoY
Effective rate
1.90%
On assessed value
Assessed land
$511,253
Assessed improvement
$557,502
Land market value
$511,253
Improvement market value
$557,502
Total market value
$1,068,755
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
1995
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
6,000 SF
Lot
0.8 ac (34,979 SF)
Zoning code
CG
APN
32-44-25-P4-00100.003A
UPID
US18-3599975
Jurisdiction
LEE
Zoning & alternative use
CG · Fort Myers, FL
Zoning 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
Fort Myers. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$2.2M
OFFICE BUILDING
Est. value
$1.7M
RETAIL STORES
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
MEDICAL BUILDING Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1995
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.8 ac
Current owner
From public records · entity-resolved
Cwh Holdings LLC
Entity
Mailing address
3364 WOODS EDGE CIR, BONITA SPRINGS, FL 34134-3320
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 6, 2024
$1,750,000
Cwh Holdings LLC
Sdr Property Holdings LLC
Warranty Deed
$1,400,000 · Jpmorgan Chase Bank NA
May 2, 2022
—
Pynk Properties LLC
Deborah Marie Pynckel
Personal Representative Deed
—
May 2, 2022
$1,200,000
Sdr Property Holdings LLC
Pynk Properties LLC
Warranty Deed
$840,000 · Pynk Properties LLC
Jun 1, 1994
$153,300
Gary L Pynckel
Owner Name Unavailable
Grant Deed
related
$62,500
—
—
Gary L Pynckel
—
Deed Of Trust
related
$52,909 · Nationsbank
—
—
Gary L Pynckel
—
Deed Of Trust
related
$600,000 · Old Florida Bank
—
—
Gary L Pynckel
—
Deed Of Trust
related
$25,000 · Old Florida 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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