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

    24213 Henry Morgan Blvd Punta Gorda, FL 33955

    Sponsored
    For Sale
    $249,000

    Land - PUNTA GORDA, FL

    Lot size:
    0.25 Acres
    Days on Market:
    36
    Last Refresh:
    Feb 2 at 7:06 am

    Property Features for 24213 Henry Morgan Blvd

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Zoning
    RSF3.5
    APN
    422319383006
    Pets allowed
    Yes
    Lot size
    0.25 Acres

    Utilities

    Water front features
    Canal - Saltwater, Waterfront
    Water front
    1

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Sharadan Edmonds

    Allison James Estate & Homes (407) 504-7711

    Listing agent Sharadan Edmonds (407) 504-7711 License #3139930

    Listing date Dec 29, 2025

    MLS# A4622749 Listing URL

    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.

    Learn more

    Property Insight Report

    Overview

    Waterfront Homesite in Pirate Harbor

    This saltwater direct access homesite is located just six lots from the open waters of Charlotte Harbor. The land dimensions are 100 feet on the water by 110 feet deep, totaling a quarter acre in size, and offers southern rear exposure. There is a small concrete pad at the entry of the lot and an area for a small boat or canoe/kayak. A short cruise through the Boca Grande Pass, just 10 nautical miles away, leads to the Gulf of Mexico. This location is known for tarpon, snook, redfish, and shark fishing, with quick boat access to beaches and state parks. The 100 feet of waterfront provides opportunities for fishing, shelling, shrimping, and crabbing. Pirate Harbor is in southern Charlotte County, off the Burnt Store Corridor, and is experiencing residential and commercial development. The Burnt Store Corridor offers access to Punta Gorda Airport and Southwest Florida International Airport. Pirate Harbor is a community of around 400 homesites with nine streets backing up to saltwater canals. It has public water and sewer hookups, no deed restrictions, no CDD or RDD, no assessments, and a voluntary HOA. Golf carts are allowed. Nearby attractions include Safe Harbor Burnt Store Marina, offering golf, waterfront dining, entertainment, the Platinum Point Yacht Club, tennis/pickleball/fitness facilities, and more. Punta Gorda's historic and downtown areas are a short drive away.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Spa & Massage Building Supply Auto Parts Store Travel Agency Home Appliance Store Pet Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Punta Gorda
    County
    Charlotte
    State
    Florida
    Longitude
    -82.047639
    Latitude
    26.801008

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    FAQs

    What type of property is this?
    Residential land & home lot - Direct access homesite to Charlotte Harbor with southern rear exposure.
    Where is this residential land & home lot located?
    The property is located at 24213 Henry Morgan Blvd Punta Gorda, FL.
    What is the asking price?
    The asking price for this property is $249,000.
    What are key features of this property?
    This property features: - Direct saltwater access to Charlotte Harbor and the Gulf of Mexico via Boca Grande Pass.; - **100 feet of waterfront property** ideal for fishing, shelling, shrimping, and crabbing with southern rear exposure and sunset views.; - Located in Pirate Harbor, a desirable waterfront community with custom homes, public utilities, and a voluntary HOA.
    (407) 504-7711
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    24213 Henry Morgan Blvd Punta Gorda, FL 33955
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    Punta Gorda, FL 33955
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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.

    More about this property
    24213 Henry Morgan Blvd Punta Gorda, FL 33955
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    We can help!
    Listing Contact
    Sharadan Edmonds
    Real Estate License ID: 3139930
    (407) 504-7711
    Learn more
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