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Property profile & analytics
OFF-MARKET
Estimated value
$10,835,000
Assisted living facilities
991 Pondella Rd North Fort Myers, FL 33903-3500
Individually Owned
3-yr Hold
Free & Clear
Property ID
US18-5434361
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
38,417 SF
Lot
5.6 ac (243,980 SF)
Zoning code
C-1
APN
09-44-24-00-00002.0020
UPID
US18-5434361
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
$9.46M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.19M
Blend (final)
Blend
$10.84M
Owner & transaction history
Marlin Raydiant Fort Myers Propco L · 3 yrs held
Marlin Raydiant Fort Myers Propco L
since 2023
Last sale
$11.8M
7 recorded transactions
Zoning & alternative use
C-1 · North Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$13.8M
+72.3%
Office building
$10.5M
+31.5%
Medical building
$10.2M
+27.6%
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 North Fort Myers submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North 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
$12,860,000
ML approach
$9,460,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$8,000,000
Current use
COMMERCIAL (GENERAL)
$13,785,000
Change: +72% · Conversion: Difficult
OFFICE BUILDING
$10,520,000
Change: +31% · Conversion: Difficult
MEDICAL BUILDING
$10,210,000
Change: +28% · Conversion: Difficult
RETAIL STORES
$10,005,000
Change: +25% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$9,085,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$10.84M
Range $9.75M – $11.92M · ±10% · vs last sale $11.83M (Jan 5 2023)
Last sale anchor
$11.83M
Jan 5 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
$282 / 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
$103,958
Tax year 2023
Assessed value
$7,043,987
Assessed 2023
Previous assessed
$4,866,202
+44.8% YoY
Effective rate
1.48%
On assessed value
Assessed land
$868,230
Assessed improvement
$6,175,757
Land market value
$868,230
Improvement market value
$6,175,757
Total market value
$7,043,987
Applied tax rate
39.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
38,417 SF
Lot
5.6 ac (243,980 SF)
Zoning code
C-1
APN
09-44-24-00-00002.0020
UPID
US18-5434361
Jurisdiction
LEE
Zoning & alternative use
C-1 · North Fort Myers, FL
Zoning C-1 · permitted uses
C-1 · North Fort Myers, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
North Fort Myers. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$8.0M
COMMERCIAL (GENERAL)
Est. value
$13.8M
OFFICE BUILDING
Est. value
$10.5M
MEDICAL BUILDING
Est. value
$10.2M
RETAIL STORES
Est. value
$10.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$9.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
MEDICAL BUILDING
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
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
5.6 ac
Current owner
From public records · entity-resolved
Marlin Raydiant Fort Myers Propco L
Individual
Free & Clear · 3 yrs held
Mailing address
4500 DORR ST, TOLEDO, OH 43615-4040
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 5, 2023
$11,834,596
Marlin Raydiant Fort Myers Propco L
Ohi Asset Fl Fort Myers LLC
Warranty Deed
—
Mar 2, 2021
$11,363,000
Ohi Asset Fort Myers LLC
Re North Ft Myers LLC
Special Warranty Deed
—
Aug 21, 2018
$10,582,248
Re North Ft Myers LLC
Fc-thc Leasing III LLC
Grant Deed
$29,890,366 · Fa-scd Snf Investors I LLC
Aug 21, 2018
—
Re North Ft Myers LLC
—
Loan Modification
related
$63,609,262 · Bear Crk Products 2018-5 Lllp
Oct 16, 2012
—
Fc-thc Leasing III LLC
—
Deed Of Trust
related
$55,938,061 · General Electric Capital Corp
Oct 19, 2009
$10,100,000
Fc-thc Leasing III LLC
Health Care Reit INC
Deed Of Trust
$37,000,000 · Capitalsource Bank
Apr 2, 1998
$6,489,300
Health Care Reit INC
Florida Health Facilities Corp
Grant Deed
related
—
—
—
Fc-thc Leasing III LLC
—
Loan Modification
related
$40,480,596 · Fa-scd Snf Investors I LLC
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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