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    Spacious Lot in Port Charlotte Title is generated by Realmo AI

    13342 LEATHERBURY Avenue, Port Charlotte, FL 33943

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    LAND - Port Charlotte, FL

    Lot size:
    0.23 Acres
    Added:
    May 23, 2026
    Days on Market:
    11
    Last Refresh:
    Jun 2 at 9:06 pm

    Property Features for 13342 LEATHERBURY Avenue

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    R1
    Standard status
    Active
    APN
    402105254015
    Lot size
    0.23 Acres

    Taxes and HOA fees

    Tax Year
    2026
    Tax Description
    PORT CHARLOTTE SEC38 BLK2343 LT5 253/693 UNREC POA TXD 4833/1148 4872/1737 3178195
    Tax Annual Amount
    2572

    We can help!

    Listing Contact
    Elvie Weir
    Elvie Weir

    Listing agent Elvie Weir License #3329960

    Listing office Paradise Real Estate International LLC 3200 US Highway 27 S Suit 102, Sebring, FL

    Listing date May 23, 2026

    MLS# 324919 Listing URL

    Copyright © 2026 Heartland Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • No HOA or restrictive covenants, allowing for flexible building and property use.
    • Paved road access and electric already available on the lot.
    • Located minutes from I‑75, Gulf beaches, shopping, dining, golf, and schools.
    • Strong investment potential due to fast area growth.
    • Opportunity to purchase multiple lots (four total) as a package for a better price per lot.
    • Seller is motivated.

    Overview

    This spacious Florida lot presents a prime opportunity for builders, investors, and savvy buyers. Located in Port Charlotte, the property has no HOA or restrictive covenants, allowing for flexible building options and the storage of trucks, boats, RVs, and trailers on site without restrictions. The lot benefits from paved road access and existing electric availability. The seller has three additional lots also listed. Located minutes from I-75, the property is close to Gulf beaches, shopping, dining, golf, and schools. The area's rapid growth suggests strong investment potential. Buyers are advised to verify all zoning, utilities, and building requirements with the county. The lot size is 0.23 acres.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Port Charlotte
    County
    Charlotte
    State
    Florida
    Longitude
    -82.22764
    Latitude
    27.027348

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    FAQs

    What type of property is this?
    Residential land & home lot - Florida lot with no HOA, ideal for builders/investors.
    Where is this residential land & home lot located?
    The property is located at 13342 LEATHERBURY Avenue Port Charlotte, FL.
    What is the asking price?
    The asking price for this property is Off market.
    What are key features of this property?
    This property features: No HOA or restrictive covenants, allowing for flexible building and property use.; Paved road access and electric already available on the lot.; Located minutes from I‑75, Gulf beaches, shopping, dining, golf, and schools.
    (305) 321-2768
    We can help!
    Listing Contact
    Elvie Weir
    Elvie Weir
    Real Estate License ID: 3329960
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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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    13342 LEATHERBURY Avenue, Port Charlotte, FL 33943
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