Updated Corner Office
For Sale
$175,000
1460 S MCCALL Road, Englewood, FL 34223
Commercial Sale, ENGLEWOOD, FL
Property Size968 SF
Lot Size0.07 Acres
Price / SF$180.79
Days on Market79
Property Features for 1460 S MCCALL Road
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
OMI
Parking features
Underground/Basement
Window features
Aluminum Frames
Appliances
Refrigerator
Subdivision
EDGEWATER CENTER PH 01 BLDG A
Lot features
Central Business District, Landscaped, Retail Condo, Sidewalk, Street Lights, Paved, Waterfront
View
Harbor, Water
Directions
From I-75 take exit 170 heading southwest on Kings Hwy, then turn right onto Veterans Blvd and go straight onto El Jobean Rd, then turn right onto S McCall Rd. The building will be on the right.
Standard status
Active
APN
412006651001
Size
968 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
EDGEWATER CENTER PH 1 BLDG A UN A-1 1083/849 2040/362 2154/751 2708/1545 DC3672/1548-RJC PR12-1307 LOA3685/638 3816/281 3816/802 DC4126/550-JAB AFF4126/552 4526/1854 3528440
Tax Annual Amount
616
Legal Description
EDGEWATER CENTER PH 1 BLDG A UN A-1 1083/849 2040/362 2154/751 2708/1545 DC3672/1548-RJC PR12-1307 LOA3685/638 3816/281 3816/802 DC4126/550-JAB AFF4126/552 4526/1854 3528440
Utilities
Utilities
Electricity Available
Sewer type
Public Sewer
Heating system
Central
Water source
Public
Water front features
Creek
Water front
1
Building Details
Year built
1989
Flooring type
Tile
Building materials
Block, Stucco
Roof type
Membrane
Listing Agency:
LPT REALTY, LLC
(877) 366-2213
Listed By:
Jeffrey Bray, PLLC
(941) 718-1213
Added: Jul 11
Changed: Sep 11
Last Checked: Sep 27 at 7:06AM
MLS# A4701496
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Unit A-1 is a 968-square-foot corner office condo in a block-and-stucco building constructed in 1989. The suite contains four private offices with acoustic wall and sound-dampening construction, along with tile flooring, fresh paint, a renovated bathroom, and a modern kitchenette. Recent improvements include a new HVAC system and drywall throughout. A refrigerator is included, and the property has central heating.
The office is located at 1460 S McCall Road in Englewood, directly on Hwy 776. Building features include elevator access, fire sprinkler protection, ample parking, and a private ground-level garage for secure storage. The property also has a creek waterfront feature, public water, public sewer, and electricity available. Zoned OMI, the building includes underground/basement parking and a membrane roof.
The office is located at 1460 S McCall Road in Englewood, directly on Hwy 776. Building features include elevator access, fire sprinkler protection, ample parking, and a private ground-level garage for secure storage. The property also has a creek waterfront feature, public water, public sewer, and electricity available. Zoned OMI, the building includes underground/basement parking and a membrane roof.
Key Highlights
- 968‑square‑foot office condo with four private offices
- Acoustic wall and sound‑dampening construction in each private office
- New HVAC, fresh paint, tile flooring, and drywall throughout
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$11,981
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.85%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$239,620
$239.6K
Cap Rate 7%
$171,157
$171.2K
Cap Rate 9%
$133,122
$133.1K
Market Conditions
NOI Build-Up for 968 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$20.9K $21.60/SF
− Vacancy
−$4.9K −$5.10/SF
EGI
$16.0K $16.50/SF
− OpEx
−$4.0K −$4.13/SF
NOI
$12.0K $12.38/SF
Area
Charlotte County, FL
Vacancy
23.60%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$239,620
Cap Rate 7%
$171,157
Cap Rate 9%
$133,122
Alternative Uses
Best Use
Office B
$171.2K
$149.8K – $199.7K
NOI $11,981 @ 7.0% cap · market cap 6.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$317.0K
$277.3K – $369.8K
NOI $22,187 @ 7.0% cap · market cap 12.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Sprinkler system
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
601
Businesses Nearby
Explore this area
Business Placement
Demographics for 34223, FL
19,118
Population
14,484
Households
1.3
Avg Household Size
66
Median Age
39%
College-Educated
96%
High-School Grad
41.9 sq mi
ZIP Area
456
Density / Sq Mi
$70,155
Median Household Income
$39,486
Median Earnings
$1,288
Median Rent
$358,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Four private offices, a kitchenette, renovated bathroom, and secure ground-level garage support professional operations.
Where is this office units located?
The property is located at 1460 S MCCALL Road Englewood, FL.
What is the asking price?
The asking price for this property is $175,000.
What are key features of this property?
This property features: 968‑square‑foot office condo with four private offices; Acoustic wall and sound‑dampening construction in each private office; New HVAC, fresh paint, tile flooring, and drywall throughout
