Corner Office Units with
For Sale
$650,000
23263 HARBORVIEW RD, Port Charlotte, FL 33980
Commercial Sale, PORT CHARLOTTE, FL
Property Size3,440 SF
Lot Size0.32 Acres
Price / SF$188.95
Days on Market657
Property Features for 23263 HARBORVIEW RD
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
CG
Subdivision
SHELTONS ADD
Directions
I-75 North to Harborview Rd. Left on Harborview Rd and the property will be approximately 2.9 miles on the left. From Kings Hwy, head east on Harborview and the property will be located on the right.
Standard status
Active
APN
402225402001
Size
3,440 SF
Lot size
0.32 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
SLT 000 000C 0001W SHELTONS ADD BLK C THAT PART LT 1 BLK C AS FOLLOWS BEG 30.32 FT E & 60.43 FT S OF NW COR OF NW1/4 OF SE1/4 TH S 119.89 FT TH E 100 FT TH N 138.46 FT TH W 56.62 FT TH SW 30.27 FT TO POB 312/98 DC512/310 553/903 687/224 780/962 934/1103 1182/1567
Tax Annual Amount
6733
Legal Description
SLT 000 000C 0001W SHELTONS ADD BLK C THAT PART LT 1 BLK C AS FOLLOWS BEG 30.32 FT E & 60.43 FT S OF NW COR OF NW1/4 OF SE1/4 TH S 119.89 FT TH E 100 FT TH N 138.46 FT TH W 56.62 FT TH SW 30.27 FT TO POB 312/98 DC512/310 553/903 687/224 780/962 934/1103 1182/1567
Utilities
Utilities
Electricity Available
Sewer type
Public Sewer
Cooling system
Central Air
Building Details
Year built
1969
Building materials
Block
Listing Agency:
KW PEACE RIVER PARTNERS · Keller Williams Realty
(941) 875-9060
Listed By:
Danny Nix · License #3307013
(941) 724-0080
Added: Nov 5, 2024
Changed: Aug 19
Last Checked: Aug 24 at 2:06AM
MLS# C7499680
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.
This 3,440-square-foot office property at 23263 Harborview Road offers an open interior arrangement with four offices and one restroom. Two garage areas provide additional storage or service space. The building was constructed in 1969 with block construction and central air conditioning.
The property occupies a 0.32-acre corner lot at Harborview Road and Pinnacle Street in Port Charlotte, with access to public sewer and electricity available. Its location is near US41 and I-75. The site carries CG zoning and includes a frontage-road position along with the corner configuration.
The property occupies a 0.32-acre corner lot at Harborview Road and Pinnacle Street in Port Charlotte, with access to public sewer and electricity available. Its location is near US41 and I-75. The site carries CG zoning and includes a frontage-road position along with the corner configuration.
Key Highlights
- 3,440‑square‑foot office property on a 0.32‑acre lot
- Four offices, one restroom, and an open interior layout
- Two garage or storage areas included
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
$42,576
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
6.55%
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%
$851,520
$851.5K
Cap Rate 7%
$608,229
$608.2K
Cap Rate 9%
$473,067
$473.1K
Market Conditions
NOI Build-Up for 3,440 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
$74.3K $21.60/SF
− Vacancy
−$17.5K −$5.10/SF
EGI
$56.8K $16.50/SF
− OpEx
−$14.2K −$4.13/SF
NOI
$42.6K $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%
$851,520
Cap Rate 7%
$608,229
Cap Rate 9%
$473,067
Alternative Uses
Best Use
Retail
$874.2K
$764.9K – $1.02M
NOI $61,194 @ 7.0% cap · market cap 9.41%
Second Best
Office B
$608.2K
$532.2K – $709.6K
NOI $42,576 @ 7.0% cap · market cap 6.55%
Theoretical Best
Office A
$1.13M
$985.6K – $1.31M
NOI $78,845 @ 7.0% cap · market cap 12.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
634
Businesses Nearby
Explore this area
Business Placement
Demographics for 33980, FL
11,762
Population
8,108
Households
1.5
Avg Household Size
63
Median Age
21%
College-Educated
92%
High-School Grad
9.2 sq mi
ZIP Area
1,278
Density / Sq Mi
$61,871
Median Household Income
$33,365
Median Earnings
$1,216
Median Rent
$221,200
Median Home Value
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 - Open-plan office units include four offices, a restroom, two garage-storage areas, and central air conditioning.
Where is this office units located?
The property is located at 23263 HARBORVIEW RD Port Charlotte, FL.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 3,440‑square‑foot office property on a 0.32‑acre lot; Four offices, one restroom, and an open interior layout; Two garage or storage areas included
