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    Medical Office in Parkside District Title is generated by Realmo AI

    2496 CARING WAY, Port Charlotte, FL 33952

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    Claim this Listing
    For Lease
    $22 SF/Yr $8,413/Mo (calc)

    Business - PORT CHARLOTTE, FL

    Type:Business
    Property size:
    4,589 SF
    Lot size:
    0.54 Acres
    Added:
    Apr 17, 2026
    Days on Market:
    51
    Last Refresh:
    Jun 6 at 2:06 am

    Property Features for 2496 CARING WAY

    General Information

    Property type
    Commercial Lease
    Property subtype
    Business
    Zoning
    CG
    Pets allowed
    No
    Standard status
    Active
    APN
    402215377001
    Size
    4,589 SF
    Lot size
    0.54 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    12892.03

    Utilities

    Cooling system
    Central Air

    Building Details

    Year built
    1999
    Number of units
    2
    Building materials
    Block, Stucco
    Architectural style
    Other

    We can help!

    Listing Contact
    Missy McAmis
    Missy McAmis

    Listing agent Missy McAmis License #3407618

    Listing office DALTON WADE INC 260 1st Ave S. Suite 200, St. Petersburg, FL

    Listing date Apr 17, 2026

    MLS# C7525147 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.

    HighLights

    • Prime location in the heart of the Parkside Medical District, within walking distance to Fawcett Memorial Hospital and ShorePoint Hospital Port Charlotte.
    • Well‑maintained, updated interior with reception area, 3 offices/dry exam rooms, conference/procedure room, 2 ADA restrooms, and a windowed private lounge.
    • Nine dedicated parking spaces with a treed canopy for private parking access.
    • Ready for immediate occupancy, freshly painted and cleaned.
    • Updated interior and relatively new AC unit (5 years old).
    • Single‑level structure in a well‑maintained Class B building with 1296 SF.

    Overview

    This well-maintained Class B building offers 1296 square feet of medical office space, freshly painted and cleaned for immediate occupancy. The single-level structure features a reception area, three offices or dry exam rooms, a conference or procedure room, and two ADA-compliant restrooms. A windowed private lounge is also included. The property provides nine dedicated parking spaces with a ratio of 1 per 157.42 square feet, accessed via a treed canopy off Brinson Ave. The air conditioning unit is 5 years old, and the interior has been updated. Located in the heart of the Parkside Medical District in Port Charlotte, the property is within walking distance of Fawcett Memorial Hospital, ShorePoint Hospital Port Charlotte, and Promenade Mall. The lease includes 4% annual increases and actual annual OPEX. The location benefits from an increasing demand for office space in metro Charlotte County, leading to downward-trending vacancy rates and increasing rates. Limited new construction and hurricane-related damage have placed slight supply-side pressure on the market, offset by corporate medicine investments and growth in the county. The medical industry accounts for a substantial portion of the tenant base due to Charlotte County’s status as one of the oldest metros in the nation, with a median age of 59 in 2022.
    Property Profile Location Intelligence

    Current Use by Public Records

    Gary A. Goerg, DC Alternative Medicine Practice Caring Way Dentistry Dental Office Bryan Villescas Dental Office Hughes Exterminators - Port ... Garden Center Lakes Edge At Deep ... Charitable Organization

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Hair Salon Dental Office Nail Salon Food Market Grocery & Convenience Store Gym & Fitness Center

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

    Similar Places Nearby

    • Loving Paws Animal Hospital — 2695 Tamiami Trl # B, Port Charlotte, FL 33952
    • Dogwood Animal Clinic — 2716 Tamiami Trl, Port Charlotte, FL 33952
    • Stevens J D DVM — 2716 Tamiami Trl, Port Charlotte, FL 33952
    • The Animal Clinic — 3300 N Tamiami Trl STE 103A, Port Charlotte, FL 33952
    • Ferrante Carina M DVM — Port Charlotte, FL 33952

    Location Insight

    • Map
    • Local Demand
    City
    Port Charlotte
    County
    Charlotte
    State
    Florida
    Longitude
    -82.102385
    Latitude
    26.988881

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    FAQs

    What type of property is this?
    Medical Office Space - Medical office space for lease near hospitals and Promenade Mall.
    Where is this medical office space located?
    The property is located at 2496 CARING WAY Port Charlotte, FL.
    What is the lease rate?
    The lease rate is $22 SF/Yr.
    What are key features of this property?
    This property features: Prime location in the heart of the Parkside Medical District, within walking distance to Fawcett Memorial Hospital and ShorePoint Hospital Port Charlotte.; Well‑maintained, updated interior with reception area, 3 offices/dry exam rooms, conference/procedure room, 2 ADA restrooms, and a windowed private lounge.; Nine dedicated parking spaces with a treed canopy for private parking access.
    (307) 360-7771
    We can help!
    Listing Contact
    Missy McAmis
    Missy McAmis
    Real Estate License ID: 3407618
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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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