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    Carla Nix, Punta Gorda, FL

    License ID: 3290559
    Years of Experience
    9
    Association
    Punta Gorda Port Charlotte North Port Assoc Of Realtors

    Service Locations

    Contact details

    Phone:
    (941) 993-8698

    Property Types

    • Land
    • Residential Multi Family

    Performance

    Listings
    13
    Total transactions
    766
    Total transactions amount
    $309M
    Price range
    $8.5k - 2.3M
    Average price
    $403k

    Listings

    For Sale (13)

    View map
    • Contact for pricing
      0.23 Acres

      Residential Lot in Gulf Cove

      Residential lot in Port Charlotte's Gulf Cove neighborhood.
      12060 Benham Ave, Port Charlotte, FL 33981
      View Details
    • Contact for pricing
      0.23 Acres

      Vacant Lot in Quiet Area

      Well-located vacant lot near amenities, ideal for building or investment.
      72 Pompano St, Port Charlotte, FL 33953
      View Details
    • Contact for pricing
      0.23 Acres

      Residential Lot in Port Charlotte

      Residential lot in a growing area with no HOA fees.
      13068 Doubleday Ave, Port Charlotte, FL 33953
      View Details
    • $120,000
      0.24 Acres

      Waterfront Lot in Charlotte Park

      Waterfront lot with access to Charlotte Harbor and community amenities.
      3128 Banyan Way, Punta Gorda, FL 33950
      View Details
    • $59,900
      0.17 Acres

      Vacant Lot in Rotonda Lakes

      Residential land in Rotonda West, close to beaches and amenities.
      320 Baytree Dr, Rotonda West, FL 33947
      View Details
    • Contact for pricing
      0.23 Acres

      Residential Lot in Gulf Cove

      Residential lot in Gulf Cove community with optional boat ramp.
      12166 Ashley Ave, Port Charlotte, FL 33981
      View Details
    • New
      $785,000
      0.22 Acres

      Rare Waterfront Lot in Punta Gorda

      Shovel-ready oversized lot with dock and harbor views.
      2181 Palm Tree Dr, Punta Gorda, FL 33950
      View Details
    • $105,000
      0.34 Acres

      Oversized Gulf Access Waterfront Homesite

      Waterfront homesite with Gulf access in Port Charlotte, Florida.
      2296 Hale St, Port Charlotte, FL 33953
      View Details
    • $49,000
      0.22 Acres

      Punta Gorda Land with Views

      Residential lot with greenbelt and water views in Punta Gorda.
      24323 Peppercorn Rd, Punta Gorda, FL 33955
      View Details
    • $160,000
      0.32 Acres

      Oversized Building Site in Punta Gorda

      Exceptional 1.5-lot property with seawall, dock, and water meter.
      3619 Wisteria Pl, Punta Gorda, FL 33950
      View Details
    • $540,000
      0.25 Acres

      Charlotte Harbor Waterfront Land

      Residential land with harbor views, private dock, and beach.
      5060 Melbourne St, Port Charlotte, FL 33980
      View Details
    • New
      $1,395,000
      5,691 SF

      Modern Golf Course Triplex

      Immaculate triplex on St. Andrews South Golf Course.
      3655 Bal Harbor Blvd, Punta Gorda, FL 33950
      View Details
    • $114,900

      Punta Gorda Specialty Property

      Specialty property available for sale in Punta Gorda, Florida.
      10100 Burnt Store Rd, Punta Gorda, FL 33950
      View Details

    Leases and Sales on Map

    • For Sale

    Properties for sale

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    Carla Nix, Punta Gorda, 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.

    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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    Carla Nix, Punta Gorda, FL
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