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    Leo Albanes, Port Charlotte, FL

    License ID: 3054900
    Years of Experience
    20
    Association
    Punta Gorda Port Charlotte North Port Assoc Of Realtors

    Service Locations

    Contact details

    Phone:
    (941) 626-9000
    Office Address:
    312 Nesbit St Suite 113, Punta Gorda, FL 33950

    Property Types

    • Land
    • Residential Multi Family

    Performance

    Listings
    11
    Total transactions
    181
    Total transactions amount
    $34M
    Price range
    $12k - 1.1M
    Average price
    $188k

    Listings

    For Sale (11)

    View map
    • $519,500
      1,162 SF

      New Port Charlotte Duplex

      New duplex in Port Charlotte, each unit with 3 beds/2 baths.
      12258 Henley Ave, Port Charlotte, FL 33981
      View Details
    • $125,000
      0.23 Acres

      Waterfront Lot Ready For Building

      Gulf access waterfront lot in Port Charlotte, cleared and ready.
      3454 Yukon Dr, Port Charlotte, FL 33948
      View Details
    • New
      Contact for pricing
      Pending

      Buildable Lot in Port Charlotte

      Buildable lot with no HOA fees, close to amenities.
      23477 Branch Ave, Port Charlotte, FL 33980
      View Details
    • New
      Contact for pricing
      Pending

      Buildable Lot in Port Charlotte

      Buildable lot in a quiet neighborhood with newer homes.
      23485 Branch Ave, Port Charlotte, FL 33980
      View Details
    • $70,000
      0.23 Acres

      Port Charlotte Gulf Access Buildable Lot

      Buildable lot with gulf access, public water, no HOA.
      265 Cheshire St, Port Charlotte, FL 33953
      View Details
    • Contact for pricing
      0.24 Acres

      Punta Gorda Corner Lot

      Corner lot in waterfront community near Peace River Shores.
      235 Dahoon Blvd, Punta Gorda, FL 33982
      View Details
    • Contact for pricing
      0.22 Acres

      Residential Land in Inverness Highlands

      Vacant land with easy access to amenities and recreational activities.
      4935 S Romans Ave, Inverness, FL 34450
      View Details
    • $30,000
      0.23 Acres

      Port Charlotte Buildable Lot

      Buildable lot in Gulf Cove Community with public water available.
      3116 Montgomery Dr, Port Charlotte, FL 33981
      View Details
    • Contact for pricing
      0.25 Acres

      Buildable Lot in Port Charlotte

      Buildable lot with county water and sewer access in Port Charlotte.
      468 Kellstadt St NW, Port Charlotte, FL 33952
      View Details
    • $82,750
      0.82 Acres

      Oversized Lot on Freshwater Canal

      0.82 acres with 150 feet on Dorchester Waterway.
      284 Hinton St, Port Charlotte, FL 33954
      View Details
    • Contact for pricing
      0.24 Acres

      North Port Buildable Corner Lot

      Buildable corner lot in rapidly growing North Port community.
      6 Block 1019 St, North Port, FL 34288
      View Details

    Leases and Sales on Map

    • For Sale

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    Leo Albanes, 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.

    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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    Leo Albanes, Port Charlotte, FL
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