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    • Brokers

    Amy Coulter, Port Charlotte, FL

    License ID: 3256246
    Years of Experience
    3
    Languages
    English
    Association
    Englewood Area Board Of Realtors Inc

    Service Locations

    Contact details

    Phone:
    (941) 284-5644
    Office Address:
    1808 Tamiami Trail Unit D-2, Port Charlotte, FL

    Property Types

    • Land

    Performance

    Listings
    12
    Total transactions
    142
    Total transactions amount
    $28M
    Price range
    $13k - 979.9k
    Average price
    $197k

    Listings

    For Sale (12)

    View map
    • $58,000
      Pending

      Commercial Lot in Punta Gorda

      Commercial lot in rapidly growing Punta Gorda, near major routes.
      27180 Knollwood Ct, Punta Gorda, FL 33982
      View Details
    • Contact for pricing
      0.23 Acres

      Land Near Punta Gorda Airport

      Residential land suitable for building a dream home near Punta Gorda.
      5311 Papaya Dr, Punta Gorda, FL 33982
      View Details
    • $38,000
      0.19 Acres

      Englewood, FL Oversized Lot

      Oversized lot in Lemon Bay Isles with capped utilities.
      6161 Falcon Dr, Englewood, FL 34224
      View Details
    • Contact for pricing
      0.22 Acres

      Residential Land Near Charlotte Harbor

      Land near Jim Long Lake, build your dream home!
      200 Astor Cir, Punta Gorda, FL 33982
      View Details
    • Contact for pricing
      0.23 Acres

      Residential Land Near Punta Gorda

      Residential land near Punta Gorda Airport and Historic Downtown.
      5311 Papaya Dr, Punta Gorda, FL 33982
      View Details
    • $95,000
      0.51 Acres

      Commercial Lot in Punta Gorda

      Prime commercial lot with flexible zoning near I-75 and airport.
      26430 Peachland Ln, Punta Gorda, FL 33982
      View Details
    • $38,000
      0.19 Acres

      Oversized Lot in Lemon Bay

      Dream home lot with utilities in vibrant Florida community.
      6161 Falcon Dr, Englewood, FL 34224
      View Details
    • Contact for pricing
      0.22 Acres

      Land in Peace River Shores

      Residential lot near Charlotte Harbor, build your dream home!
      200 Astor Cir, Punta Gorda, FL 33982
      View Details
    • Contact for pricing
      0.22 Acres

      Double Lot in Tropical Gulf Acres

      Double lot in a growing community, convenient location, no HOA.
      12443 Espanol Dr, Punta Gorda, FL 33955
      View Details
    • Contact for pricing
      0.23 Acres

      Punta Gorda Land Opportunity

      Residential lot in a desirable Southwest Florida location.
      23507 Macbeth Ct, Punta Gorda, FL 33980
      View Details
    • $95,000
      0.51 Acres

      Punta Gorda Commercial Land Parcel

      Prime commercial lot with flexible zoning near I-75 and airport.
      26430 Peachland Ln, Punta Gorda, FL 33982
      View Details
    • Contact for pricing
      0.23 Acres

      Punta Gorda Residential Lot

      Residential lot in a desirable Southwest Florida location.
      23507 Macbeth Ct, Punta Gorda, FL 33980
      View Details

    Leases and Sales on Map

    • For Sale

    Properties for sale

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    Amy Coulter, Port Charlotte, FL
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    Amy Coulter, Port Charlotte, FL
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