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    The Largest CRE Database in the US with Over 1 Million Listings

    Priscilla Perez-McGuire, Port Charlotte, FL

    License ID: 3257733
    Years of Experience
    3
    Languages
    English, Spanish
    Association
    Punta Gorda Port Charlotte North Port Assoc Of Realtors

    Service Locations

    Contact details

    Phone:
    (941) 875-5747
    Office Address:
    1808 Tamiami Trail Unit D-2, Port Charlotte, FL

    Property Types

    • Land

    Performance

    Listings
    13
    Price range
    $14.5k - 925k
    Average price
    $470k

    Listings

    For Sale (13)

    View map
    • Contact for pricing
      0.23 Acres

      Residential Land in Gulf Cove

      Desirable Port Charlotte land near community park and boat ramp.
      5042 Fifer Ter, Port Charlotte, FL 33981
      View Details
    • Contact for pricing
      0.23 Acres

      Waterfront Land in Port Charlotte

      Waterfront land near boat ramp, beaches, and recreational opportunities.
      5698 David Blvd, Port Charlotte, FL 33981
      View Details
    • Contact for pricing
      0.23 Acres

      Buildable Lot Near Eisenhower Dr

      Buildable lot in growing area, close to beaches and amenities.
      12253 Endicott Ln, Port Charlotte, FL 33953
      View Details
    • Contact for pricing
      0.23 Acres

      Buildable Lot Near Boca Grande

      Buildable lot in growing area, near beaches and amenities.
      2284 Patrick St, Port Charlotte, FL 33953
      View Details
    • Contact for pricing
      0.23 Acres

      Buildable Lot Near Boca Grande

      Buildable lot in growing area, near beaches and amenities.
      1310 Braklet Ter, Port Charlotte, FL 33953
      View Details
    • Contact for pricing
      Pending

      Residential Land in Port Charlotte

      Residential land parcel in a growing Port Charlotte location.
      20262 Kenilworth Blvd, Port Charlotte, FL 33954
      View Details
    • Contact for pricing
      0.23 Acres

      Residential Lot in Port Charlotte

      Residential lot near amenities, beaches, and Atlanta Braves stadium.
      1708 Biscayne Dr, Port Charlotte, FL 33953
      View Details
    • Contact for pricing
      0.23 Acres

      Port Charlotte Single-Family Lot

      Desirable single-family lot in a growing Port Charlotte location.
      328 Myers St, Port Charlotte, FL 33953
      View Details
    • Contact for pricing
      0.23 Acres

      Residential Land in North Port

      Residential lot for sale in North Port, Florida.
      Jody Ave, North Port, FL 34288
      View Details
    • Contact for pricing
      0.17 Acres

      Residential Lot in Punta Gorda

      7,200 sq.ft. residential lot in Tropical Gulf Acres.
      27342 Balboa Dr, Punta Gorda, FL 33955
      View Details
    • Contact for pricing
      0.23 Acres

      Residential Lot in Port Charlotte

      Residential lot near shopping, hospital, and McGuire Park.
      20417 Quesada Ave, Port Charlotte, FL 33952
      View Details
    • Contact for pricing
      0.23 Acres

      Port Charlotte Land in Gulf Cove

      Single-family lot in deed-restricted Gulf Cove community.
      5690 David Blvd, Port Charlotte, FL 33981
      View Details
    • $160,000
      0.24 Acres

      Waterfront Lot in Cape Coral

      Prime saltwater front lot, ideal for building a dream home.
      2306 NW 37Th Pl, Cape Coral, FL 33993
      View Details

    Leases and Sales on Map

    • For Sale

    Properties for sale

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    Priscilla Perez-McGuire, 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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    Priscilla Perez-McGuire, Port Charlotte, FL
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