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Property profile & analytics
OFF-MARKET
Estimated value
$1,820,000
Commercial land
4520 Winkler Ave Fort Myers, FL 33966-7000
Entity Owned
3-yr Hold
Free & Clear
Property ID
US18-7191233
Property summary
AI-generated overview
This exceptional Class A medical office and surgery center, totaling approximately 30,000 square feet, presents a unique investment opportunity in Fort Myers, Florida. Located at 4520 Winkler Ave, 33966, this three-story building sits on a 2.63-acre lot (114,562 square feet) and boasts a prime location just one block from the Lee Health Colonial Campus. The property offers excellent visibility and accessibility from Colonial Boulevard and Winkler Road, placing it within approximately two miles of numerous existing and planned medical hubs. The building, constructed in 2027, features multiple suites, with a minimum divisible space of 8,000 square feet and a maximum contiguous space of 10,000 square feet. A total of three suites are available. Modern amenities include elevators. The property is zoned CG and has an APN of 33-44-25-P1-0160F.0050. Build-to-suit options are available. Lease rates are available upon inquiry. This is a premier location for medical professionals seeking high visibility and proximity to major healthcare facilities. Contact us to discuss lease rates and build-to-suit options for this exceptional property.
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
2.63 ac (114,750 SF)
Zoning code
CG
APN
33-44-25-P1-0160F.0050
UPID
US18-7191233
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.99M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.82M
Owner & transaction history
Riverstone Winkler Ft Myers LLC · 3 yrs held
Riverstone Winkler Ft Myers LLC
since 2023
Last sale
$1.7M
3 recorded transactions
Zoning & alternative use
CG · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$1,890,000
ML approach
$1,985,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.82M
Range $1.64M – $2.00M · ±10% · vs last sale $1.70M (May 25 2023)
Last sale anchor
$1.70M
May 25 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
—
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
$15,774
Tax year 2023
Assessed value
$1,147,500
Assessed 2023
Previous assessed
$1,147,500
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$1,147,500
Land market value
$1,147,500
Total market value
$1,147,500
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
2.63 ac (114,750 SF)
Zoning code
CG
APN
33-44-25-P1-0160F.0050
UPID
US18-7191233
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.
Building & site characteristics
From public records
Heating
NONE
Lot
2.63 ac
Current owner
From public records · entity-resolved
Riverstone Winkler Ft Myers LLC
Entity
Free & Clear · 3 yrs held
Mailing address
1111 MICHIGAN AVE STE #300, EAST LANSING, MI 48823-4050
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 25, 2023
$1,700,000
Riverstone Winkler Ft Myers LLC
Terracap Cw Partners LP
Special Warranty Deed
—
Mar 28, 2017
—
Terracap Cw Partners LP
—
Grant Deed
related
$1,750,000 · Fountex Genpar INC
Jan 12, 2016
$650,000
Db Partners 2 LLC
Terracap Cw Partners LP
Grant Deed
—
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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