Entity Owned
No photos on file
For Sale
$399,000
4968 Royal Gulf Cir, Fort Myers, FL 33966
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Property summary
AI-generated overview
The property is a medical office suite configured for patient-facing and administrative functions. It includes a reception area, an administrative office, and a storage/file room, along with three treatment rooms and an open flex area equipped with sinks. A kitchenette supports daily operations. The suite has an outdoor terrace under truss providing additional covered space. The suite is located in Fort Myers, with proximity to a planned Lee Health hospital projected to open in 2028. The building provides pylon signage and includes ample parking for patients, staff, and visitors.
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2007
Total area
1,416 SF
Lot
0.03 ac (1,457 SF)
Zoning code
M.U.
APN
04-45-25-P1-01505.00A0
UPID
US18-2127927
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Medical Clinic Alternative Medicine Practice
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$280k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$280k
Owner & transaction history
since 2017
7 recorded transactions
Zoning & alternative use
M.U. · Fort Myers, FL
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 7 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$280k
Value range
$252k – $308k
±10% around blend
Estimated value / SF
$198 / SF
Confidence
High
7 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
70
$252k
blend $280k
$308k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,416 SF
Lot area
0.03 ac
Year built
2007
Stories
1
APN
04-45-25-P1-01505.00A0
Zoning
M.U.
Assessed value
$355,469
Annual tax
$5,535
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$531k
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.9 mi away · 1,085 SF
5.2 mi away · 1,007 SF
5.2 mi away · 1,151 SF
8.2 mi away · 1,629 SF
9.0 mi away · 1,050 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$280k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 18 sales
$279
-29%
Submarket 430 sales
$274
-28%
County 751 sales
$290
-32%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $198/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$355k
Move the market yield to see immediate price impact.
Value / SF
$251
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$22k
$448k
$320k
$249k
$25k
$498k
$355k
$276k
$27k
$547k
$391k
$304k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$500k
4.8 mi · Sep 2025 · $366/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$5,535
Tax year 2023
Assessed value
$355,469
Assessed 2023
Previous assessed
$308,863
+15.1% YoY
Effective rate
1.56%
On assessed value
Assessed improvement
$355,469
Improvement market value
$355,469
Total market value
$355,469
Applied tax rate
90.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Status
For Sale
Year built
2007
Heating
NONE
Stories
1
Bathrooms
1
Total area
1,416 SF
Lot
0.03 ac (1,457 SF)
Zoning code
M.U.
APN
04-45-25-P1-01505.00A0
UPID
US18-2127927
Jurisdiction
LEE
Zoning & alternative use
M.U. · Fort Myers, FLZoning M.U. · permitted uses
M.U. · Fort Myers, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
2007
Heating
NONE
Stories
1
Bathrooms
1
Lot
0.03 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
M.U.
Jurisdiction
Fort Myers, FL
Recorded code
M.U.
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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