Add Listing
    Brokers
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    The Largest CRE Database in the US with Over 1 Million Listings

    Phil Van Der Heyden, Port Charlotte, FL

    License ID: 3222304
    SOUTH GULF COVE REALTY, INC
    Years of Experience
    18

    Contact details

    Phone:
    (941) 698-1300

    Performance

    Listings
    29
    Total transactions
    457
    Total transactions amount
    $17M
    Price range
    $25k - 56k
    Average price
    $37k

    Listings

    For Sale (29)

    View map
    • Contact for pricing

      Land For Sale

      Land available for sale.
      14041 Wenzel Ave, Port Charlotte, FL 33981
      View Details
    • $105,000

      Land Available in Port Charlotte

      Land for sale in Port Charlotte, Florida.
      15762 Applewhite Cir, Port Charlotte, FL 33981
      View Details
    • $130,000

      Oversized Corner Lot with Seawall

      Oversized corner lot featuring 105 feet of seawall.
      8054 Antwerp Cir, Port Charlotte, FL 33981
      View Details
    • Contact for pricing

      South Gulf Cove Land Parcel

      Land in desirable South Gulf Cove's Waterview Preserve area.
      10528 St. Paul Dr, Port Charlotte, FL 33981
      View Details
    • Contact for pricing

      Port Charlotte Land Parcel

      Land parcel in Northwest Port Charlotte with easy access to amenities.
      14471 Coral Sea Ave, Port Charlotte, FL 33953
      View Details
    • Contact for pricing

      Land for Sale

      Land available in a growing area.
      8504 Matecumbe Rd, Port Charlotte, FL 33981
      View Details
    • Contact for pricing

      Land For Sale

      Land available for purchase.
      15527 Brainbridge Cir, Port Charlotte, FL 33981
      View Details
    • Contact for pricing

      Land Available in Port Charlotte

      Land for sale in Port Charlotte, Florida.
      10044 Calumet Blvd, Port Charlotte, FL 33981
      View Details
    • Contact for pricing

      Land Available in Port Charlotte

      Land for sale, new homes on the block.
      9391 Impala Cir, Port Charlotte, FL 33981
      View Details
    • $147,000

      Land For Sale

      Land available for purchase.
      15124 Taurus Cir, Port Charlotte, FL 33981
      View Details
    • Contact for pricing

      Land For Sale

      Land available for sale.
      13887 Allamanda Cir, Port Charlotte, FL 33981
      View Details
    • $50,000

      Land for Sale

      Land available for sale.
      9213 Genesee St, Port Charlotte, FL 33981
      View Details
    • Contact for pricing

      Land For Sale

      Land available for sale.
      8289 Matecumbe Rd, Port Charlotte, FL 33981
      View Details
    • Contact for pricing

      Land Available in Port Charlotte

      Land for sale in Port Charlotte, Florida.
      14368 Mcfarland Ave, Port Charlotte, FL 33981
      View Details
    • Contact for pricing

      Land Available For Sale

      Land available for sale at $14.
      9545 Calumet Blvd, Port Charlotte, FL 33981
      View Details
    • $110,000

      Land in Nice Location

      Land available in a desirable location.
      10160 Cocoa Beach St, Port Charlotte, FL 33981
      View Details
    • $225,000

      Waterfront Tip Lot For Sale

      Sailboat tip lot with 160 feet of waterfront.
      14275 Montmarte Ave, Port Charlotte, FL 33981
      View Details
    • $79,900

      Water View Lot For Sale

      Land with canal, park, and boat ramp views available.
      10233 Redondo St, Port Charlotte, FL 33981
      View Details
    • Contact for pricing

      Land For Sale

      Land available as a good investment property.
      Ainsworth Dr, Chipley, FL 32428
      View Details
    • Contact for pricing
      Pending

      Land For Sale

      Land available for sale.
      14151 Salvatierra Ln, Port Charlotte, FL 33981
      View Details
    • $94,900

      Land For Sale

      Land available for sale.
      9316 Galaxie Cir, Port Charlotte, FL 33981
      View Details
    • $155,000

      Riverside Road Land Opportunity

      Land available on Riverside Road in Port Charlotte, Florida.
      10610 Riverside Rd, Port Charlotte, FL 33981
      View Details
    • $85,000

      Land with Well and Septic

      Land with existing well, septic, and temporary electric pole.
      229 229Th Dr, Live Oak, FL 32064
      View Details
    • $30,000

      Land For Sale

      Land available in a growing area.
      15205 Aquarius Cir, Port Charlotte, FL 33981
      View Details
    • Contact for pricing

      Land For Sale Placida

      Land available in a growing area of Placida, Florida.
      28 Carnation Dr, Placida, FL 33946
      View Details
    • $115,000

      Land For Sale

      Land available for purchase.
      9524 Attica Cir, Port Charlotte, FL 33981
      View Details
    • $105,000

      Waterfront Lot in South Gulf

      Gulf access lot in a desirable, growing community.
      15762 Applewhite Cir, Port Charlotte, FL 33981
      View Details
    • $85,000

      Waterfront Land in South Gulf

      Gulf access waterfront property in desirable South Gulf Cove.
      9620 President Cir, Port Charlotte, FL 33981
      View Details
    • $155,000

      Oversized Sailboat Access Waterfront Lot

      Waterfront lot with sailboat access and sunset views.
      10610 Riverside Rd, Port Charlotte, FL 33981
      View Details

    Leases and Sales on Map

    • For Sale

    Properties for sale

    View other agents
    in the same area
    Request Owner's contact information
    Phil Van Der Heyden, Port Charlotte, FL
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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.

    Send Message to
    Phil Van Der Heyden, Port Charlotte, FL
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    (941) 698-1300
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!