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Property profile & analytics
OFF-MARKET
Estimated value
$2,455,000
Medical Office Space
9090 Park Royal Dr Fort Myers, FL 33908-9616
Entity Owned
1-yr Hold
Free & Clear
Property ID
US18-4753311
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
14,373 SF
Lot
2 ac (87,120 SF)
Zoning code
CPD
APN
33-45-24-13-00000.002A
UPID
US18-4753311
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
-
Harris Dermatology | Fort Myers Dermatology Physician Medical Clinic
-
Harris Dermatology, Keith Harris, MD Physician Medical Clinic
-
Fort Myers Skin Cancer Physician
-
Harris Pharmaceutical, Inc. Corporate Office
-
Sherrie Jones Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.77M
Comparable Approach
Comparable
$1.97M
Blend (final)
Blend
$2.46M
Owner & transaction history
Lee Healthcare Holdings LLC · 1 yrs held
Lee Healthcare Holdings LLC
since 2024
5 recorded transactions
Zoning & alternative use
CPD · 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,000,000
6.5%
$2,770,000
7%
$2,570,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$3,820,000
Current use
RETAIL STORES
$3,740,000
Change: -2% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,400,000
Change: -11% · Conversion: Difficult
WAREHOUSE, STORAGE
$3,110,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$2.46M
Range $2.21M – $2.70M · ±10%
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
$171 / 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
$50,579
Tax year 2023
Assessed value
$4,702,898
Assessed 2023
Previous assessed
$4,085,191
+15.1% YoY
Effective rate
1.08%
On assessed value
Assessed land
$1,893,815
Assessed improvement
$2,809,083
Land market value
$1,893,815
Improvement market value
$2,809,083
Total market value
$4,702,898
Applied tax rate
68.0000
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
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
14,373 SF
Lot
2 ac (87,120 SF)
Zoning code
CPD
APN
33-45-24-13-00000.002A
UPID
US18-4753311
Jurisdiction
LEE
Zoning & alternative use
CPD · Fort Myers, FL
Zoning CPD · permitted uses
CPD · 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
$3.8M
RETAIL STORES
Est. value
$3.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.4M
WAREHOUSE, STORAGE
Est. value
$3.1M
MEDICAL BUILDING Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
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
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
2 ac
Current owner
From public records · entity-resolved
Lee Healthcare Holdings LLC
Entity
Free & Clear · 1 yrs held
Mailing address
9090 PARK ROYAL DR, FORT MYERS, FL 33908-9616
Mailing matches property
Yes
Owner-occupied
Yes
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 21, 2024
$5,900,000
Lee Healthcare Holdings LLC
B & K Building Partnership LLP
Warranty Deed
—
Aug 29, 2019
—
B & K Building Ptshp LLP
—
Deed
related
$2,750,000 · Northern Tr
—
—
B & K Building Ptshp LLP
—
Loan Modification
related
$2,750,000 · Northern Tr
—
—
B Ptshp
—
Deed Of Trust
related
$2,400,000 · Northern Trust Bank Of Florida
—
—
B LLP
—
Deed Of Trust
related
$740,000 · Northern Trust Bank Of Florida
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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