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Property profile & analytics
OFF-MARKET
Estimated value
$1,250,000
Medical Office Space
4400 Cleveland Ave Fort Myers, FL 33901-9010
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US18-4909191
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1967
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,794 SF
Lot
0.52 ac (22,500 SF)
Zoning code
C1
APN
35-44-24-P3-00073.0020
UPID
US18-4909191
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
-
Grace Veterinary Center Veterinary Clinic
-
Healthier Home Solutions LLC HVAC Service General Contractor
-
Lemack's Air Conditioning Hardware & Home Improvement HVAC Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.25M
CAP Approach
CAP
$925k
Comparable Approach
Comparable
$1.53M
Blend (final)
Blend
$1.25M
Owner & transaction history
4400 At Fort Myers LLC · 2 yrs held
4400 At Fort Myers LLC
since 2024
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
C1 · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.7M
+35.0%
Retail stores
$1.4M
+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
$1,250,000
ML approach
$1,250,000
CAP Approach
CAP Return
Estimation
6%
$1,000,000
6.5%
$925,000
7%
$855,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,275,000
Current use
COMMERCIAL (GENERAL)
$1,720,000
Change: +35% · Conversion: Easy
RETAIL STORES
$1,355,000
Change: +6% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,135,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$1.25M
Range $1.13M – $1.38M · ±10% · vs last sale $1.25M (May 20 2024)
Last sale anchor
$1.25M
May 20 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
$261 / 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
$15,542
Tax year 2023
Assessed value
$915,317
Assessed 2023
Previous assessed
$915,317
+0.0% YoY
Effective rate
1.70%
On assessed value
Assessed land
$217,414
Assessed improvement
$697,903
Land market value
$217,414
Improvement market value
$697,903
Total market value
$915,317
Applied tax rate
261.0000
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
1967
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
4,794 SF
Lot
0.52 ac (22,500 SF)
Zoning code
C1
APN
35-44-24-P3-00073.0020
UPID
US18-4909191
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
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.7M
RETAIL STORES
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
MEDICAL BUILDING Current
COMMERCIAL (GENERAL)
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
1967
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.52 ac
Current owner
From public records · entity-resolved
4400 At Fort Myers LLC
Entity
Mailing address
1209 S 30TH AVE, HOLLYWOOD, FL 33020-5631
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
May 20, 2024
$1,250,000
4400 At Fort Myers LLC
4400 Cleveland Ave LLC
Warranty Deed
$500,000 · Amerant Bank NA
Nov 8, 2016
$515,000
4400 Cleveland Ave LLC
James Summers Wilson LLC
Warranty Deed
$412,000 · Iberiabank
Dec 5, 2012
—
James Summers Wilson LLC
Wilson James S Trust
Quit Claim Deed
related
—
Jan 10, 2007
—
Wilson James S Trust
Wilson,james S
Quit Claim Deed
related
—
May 30, 2003
—
James S Wilson
—
Trustees Deed
related
$311,150 · Suntrust Bank NA
—
—
Wilson James S Trust
—
Deed Of Trust
related
$412,500 · Reliance Fsb
—
—
James S Wilson
—
Deed Of Trust
related
$322,500 · Huntington National 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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