Five-Unit Shopping
For Sale
$799,900
2550 PLACIDA Road, Englewood, FL 34224
Commercial Sale, ENGLEWOOD, FL
Property Size3,780 SF
Lot Size0.35 Acres
Price / SF$211.61
Days on Market28
Property Features for 2550 PLACIDA Road
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
CG
Subdivision
GROVE CITY SHORES
Directions
776 to left at San Casa Drive, Right on Placida Road. Building on the left between Georgia Avenue and Michigan Avenue.
Standard status
Active
APN
412008380014
Size
3,780 SF
Lot size
0.35 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
GCS 003 0000 0012E GROVE CITY SHORES UN 3 THE NE 100 FT LT 12 1071/596 CT1169/1519 2337/764 ODN2746/1249 CT3493/51 3549/217 L/E4036/1706 CDL/E4729/1438
Tax Annual Amount
8590
Legal Description
GCS 003 0000 0012E GROVE CITY SHORES UN 3 THE NE 100 FT LT 12 1071/596 CT1169/1519 2337/764 ODN2746/1249 CT3493/51 3549/217 L/E4036/1706 CDL/E4729/1438
Utilities
Cooling system
Central Air
Building Details
Year built
1990
Floors in Building
1
Building materials
Block, Stucco
Listing Agency:
SUN REALTY
(239) 649-1990
Listed By:
Jerry Saxe · License #3094408
(941) 456-9674
Added: Aug 12
Changed: Aug 24
Last Checked: Sep 8 at 10:06AM
MLS# C7529272
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 3,780-square-foot shopping center contains five retail units, all currently rented, with waiting lists reported for additional space. The building was constructed in 1990 with block and stucco exterior materials and is served by central air conditioning. One lease is documented in the property information; financial terms are omitted from this summary.
The property occupies 0.35 acres at 2550 Placida Road in Englewood, Florida, within Charlotte County. CG zoning is identified for the site. Tenant access is appointment-only with 24-hour notice, and drive-by viewing is permitted without disturbing occupants.
The property occupies 0.35 acres at 2550 Placida Road in Englewood, Florida, within Charlotte County. CG zoning is identified for the site. Tenant access is appointment-only with 24-hour notice, and drive-by viewing is permitted without disturbing occupants.
Key Highlights
- Five retail units, all currently rented, with waiting lists
- 3,780 square feet on 0.35 acres
- CG zoning in Englewood, FL
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
$67,242
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
8.41%
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%
$1,344,840
$1.3M
Cap Rate 7%
$960,600
$960.6K
Cap Rate 9%
$747,133
$747.1K
Market Conditions
NOI Build-Up for 3,780 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
$99.3K $26.28/SF
− Vacancy
−$3.3K −$0.87/SF
EGI
$96.1K $25.41/SF
− OpEx
−$28.8K −$7.62/SF
NOI
$67.2K $17.79/SF
Area
Charlotte County, FL
Vacancy
3.30%
Lease Rate
$26.28 /SF/Yr
Expense Ratio
30.00%
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%
$1,344,840
Cap Rate 7%
$960,600
Cap Rate 9%
$747,133
Alternative Uses
Best Use
Retail
$960.6K
$840.5K – $1.12M
NOI $67,242 @ 7.0% cap · market cap 8.41%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.24M
$1.08M – $1.44M
NOI $86,638 @ 7.0% cap · market cap 10.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
191
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 34224, FL
16,379
Population
11,333
Households
1.4
Avg Household Size
63
Median Age
21%
College-Educated
94%
High-School Grad
12.8 sq mi
ZIP Area
1,280
Density / Sq Mi
$56,862
Median Household Income
$34,450
Median Earnings
$1,219
Median Rent
$262,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Shopping center - Fully occupied retail property with waiting lists and central air conditioning.
Where is this shopping center located?
The property is located at 2550 PLACIDA Road Englewood, FL.
What is the asking price?
The asking price for this property is $799,900.
What are key features of this property?
This property features: Five retail units, all currently rented, with waiting lists; 3,780 square feet on 0.35 acres; CG zoning in Englewood, FL
