Entity Owned Property summary
AI-generated overview
The property is a medical office building in downtown Cape Coral, positioned next door to a Lee Memorial Health System-owned building occupied by Lee Physician Group for Internal Medicine. The building includes an existing MRI center and associated facilities, with MRI and X-ray rooms that reflect substantial improvements. Its setting is within a mixed-use development context that includes retail, office, a waterfront restaurant, and residential units (including 218 apartments), located along the south side of Cape Coral Parkway. The site has road exposure to Cape Coral Parkway East and Palm Tree Drive, with reported traffic counts of over 35,000 vehicles per day, and the building sits approximately one parcel from Cape Coral Parkway. The property’s first-floor use was planned in connection with a new Lee Health clinic at Bimini Square, with development described as scheduled for summer 2025.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1990
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,705 SF
Lot
0.8 ac (34,870 SF)
Zoning code
P-1 P-1
APN
11-45-23-C4-01700.0450
UPID
US18-2584931
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
-
(Bike/Boat/Book/etc) Store Corporate Office
-
Medical Clinic
-
Medical Clinic
-
Crisis Center Medical Clinic
-
Physician
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.10M
Comparable Approach
Comparable
$831k
Blend (final)
Blend
$380k
Owner & transaction history
since 2025
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
P-1 P-1 · Cape Coral, FL
Top alternative use upside
Medical building
$1.4M
+42.5%
Retail stores
$1.4M
+41.2%
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
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$380k
Value range
$342k – $418k
±10% around blend
Estimated value / SF
$81 / SF
Confidence
High
7 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
70
$342k
blend $380k
$418k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,705 SF
Lot area
0.8 ac
Year built
1990
Stories
1
APN
11-45-23-C4-01700.0450
Zoning
P-1 P-1
Assessed value
$730,073
Annual tax
$11,712
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.10M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.19M
@ 6.5% CAP return
$1.10M
@ 7% CAP return
$1.02M
4
Sales comparison
Partial preview
Sales approach indication
$1.25M
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.0 mi away · 6,035 SF
6.0 mi away · 6,008 SF
6.4 mi away · 3,961 SF
8.2 mi away · 3,721 SF
8.2 mi away · 4,512 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$380k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 112 sales
$216
-63%
County 751 sales
$290
-72%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $81/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+42%
vs current-use indication
Retail Stores
Office Building · current use
Warehouse, Storage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
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: income and sales evidence cover the value conclusion.
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.
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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
Analytics Standard · 5 reports
from $99/month
from $99/month
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$1.08M
Move the market yield to see immediate price impact.
Value / SF
$228
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%
$68k
$1.35M
$967k
$753k
$75k
$1.51M
$1.08M
$836k
$83k
$1.66M
$1.18M
$920k
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
$1.90M
2.8 mi · Sep 2025 · $317/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$11,712
Tax year 2023
Assessed value
$730,073
Assessed 2023
Previous assessed
$566,274
+28.9% YoY
Effective rate
1.60%
On assessed value
Assessed land
$391,032
Assessed improvement
$339,041
Land market value
$391,032
Improvement market value
$339,041
Total market value
$730,073
Applied tax rate
57.0000
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
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1990
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
4,705 SF
Lot
0.8 ac (34,870 SF)
Zoning code
P-1 P-1
APN
11-45-23-C4-01700.0450
UPID
US18-2584931
Jurisdiction
LEE
Zoning & alternative use
P-1 P-1 · Cape Coral, FLZoning P-1 P-1 · permitted uses
P-1 P-1 · Cape Coral, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1990
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.8 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
P-1 P-1
Jurisdiction
Cape Coral, FL
Recorded code
P-1 P-1
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for P-1 P-1 in Cape Coral, FL.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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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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