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    • Brokers

    Frank Moore, Cape Coral, FL

    License ID: 274507606
    Years of Experience
    7
    Association
    Punta Gorda Port Charlotte North Port Assoc Of Realtors

    Service Locations

    Contact details

    Phone:
    (239) 839-0471
    Office Address:
    200 W. Marion Ave, Punta Gorda, FL

    Property Types

    • Land

    Performance

    Listings
    17
    Total transactions
    207
    Total transactions amount
    $9M
    Price range
    $29k - 65k
    Average price
    $43k

    Listings

    For Sale (17)

    View map
    • $30,000
      0.23 Acres

      Residential Lot in Port Charlotte

      Residential lot suitable for building a home in Port Charlotte.
      10266 Lobelia Pl, Port Charlotte, FL 33981
      View Details
    • $30,000
      0.25 Acres

      Residential Lot in Port Charlotte

      Residential lot suitable for building a home in Port Charlotte.
      14170 Bethesda Ln, Port Charlotte, FL 33981
      View Details
    • Contact for pricing
      0.16 Acres

      Punta Gorda Pondfront Land

      Pondfront lot near park, shopping, dining, and entertainment options.
      12259 Catridge Cir, Punta Gorda, FL 33955
      View Details
    • $35,990
      0.23 Acres

      Cape Coral Freshwater Canal Lot

      Residential land in Cape Coral, build your dream home here!
      105 NW 24Th Ave, Cape Coral, FL 33993
      View Details
    • $99,990
      0.46 Acres

      Waterfront Land in Port Charlotte

      Large waterfront lot, ideal for building a dream home.
      424 Mcdill Dr, Port Charlotte, FL 33953
      View Details
    • Contact for pricing
      0.23 Acres

      Residential Land in Punta Gorda

      Residential lot suitable for building a dream home in Punta Gorda.
      23413 Patera Ave, Port Charlotte, FL 33980
      View Details
    • Contact for pricing
      0.25 Acres

      Residential Lot in North Port

      Residential lot in North Port, great location, priced to sell.
      Ironside St, North Port, FL 34288
      View Details
    • Contact for pricing
      0.26 Acres

      Port Charlotte Land For Sale

      Residential lot in Flood Zone X, convenient location.
      7248 Cassidy Ct, Port Charlotte, FL 33981
      View Details
    • $53,000
      0.34 Acres

      Waterfront Lots in Rotonda West

      Two waterfront lots totaling 0.34 acres with 120 feet frontage.
      160 Baytree Dr, Rotonda West, FL 33947
      View Details
    • Contact for pricing
      0.23 Acres

      Residential Lot in Port Charlotte

      Residential lot suitable for building a dream home in Port Charlotte.
      18179 Winters Ave, Port Charlotte, FL 33948
      View Details
    • Contact for pricing
      0.23 Acres

      Residential Lot Near Shirley Park

      Residential lot in Flood Zone X500, close to amenities.
      2466 Fourwind St, Port Charlotte, FL 33948
      View Details
    • $39,990
      0.23 Acres

      Cape Coral Freshwater Canal Lot

      Residential land in Cape Coral, build your dream home!
      1906 NW 23Rd Ave, Cape Coral, FL 33993
      View Details
    • $158,990

      Land For Sale

      Land available for purchase.
      9365 St Paul Dr, Port Charlotte, FL 33981
      View Details
    • $39,000

      Rotonda Land For Sale

      Land available in Rotonda, Florida.
      25 Clubhouse Pl, Rotonda West, FL 33947
      View Details
    • Contact for pricing

      Land Available in Punta Gorda

      Land for sale in Punta Gorda, Florida.
      36 Vine Cir, Punta Gorda, FL 33982
      View Details
    • Contact for pricing

      Land For Sale

      Land available for purchase.
      120 Porter St, Port Charlotte, FL 33954
      View Details
    • $79,900

      Land For Sale

      Land available for purchase.
      25079 Harborside Blvd, Punta Gorda, FL 33955
      View Details

    Leases and Sales on Map

    • For Sale

    Properties for sale

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    Frank Moore, Cape Coral, 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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    Frank Moore, Cape Coral, FL
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