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

    284 Hinton St Port Charlotte, FL 33954

    Sponsored
    For Sale
    $82,750

    Land - PORT CHARLOTTE, FL

    Lot size:
    0.82 Acres
    Days on Market:
    10
    Last Refresh:
    Feb 3 at 2:06 pm

    Property Features for 284 Hinton St

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Zoning
    RSF3.5
    APN
    402204426017
    Pets allowed
    Yes
    Exterior features
    Paved
    Lot size
    0.82 Acres

    Utilities

    Water front features
    Canal - Freshwater, Waterfront
    Water front
    1

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Leo Albanes
    Leo Albanes

    Charlotte County Properties Inc (941) 626-9000

    Listing agent Leo Albanes (941) 626-9000 License #3054900

    Listing date Jan 25, 2026

    MLS# C7513525 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

    Oversized Lot on Freshwater Canal

    This is an opportunity to own an oversized 0.82-acre lot with 150 feet of frontage on the Dorchester Waterway. Public water and sewer are available. The property is zoned RSF3.5 and is not subject to HOA restrictions or deed restrictions, and it is not located in a flood zone. The site is suitable for building a home with space for a lanai, pool, play area, firepit, and built-in BBQ area. There is space for an additional garage or workshop. The property is located in a quiet neighborhood between Veteran’s Blvd and Peachland Blvd, with access to I-75, Tamiami Trail (US 41), and 776. The location provides access to schools, shopping, restaurants, and entertainment, and is a short distance from the Sunseeker Resort, Downtown Punta Gorda, the Punta Gorda Airport, and the Charlotte Sports Park, home of the Tampa Bay Rays Spring Training. Charlotte County amenities include boating, fishing, Gulf beaches, barrier islands, golf, tennis, pickleball, farmer’s markets, concerts, festivals, and sunsets. This property is located in Port Charlotte, FL.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop Pharmacy

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

    Location Insight

    • Map
    • Local Demand
    City
    Port Charlotte
    County
    Charlotte
    State
    Florida
    Longitude
    -82.108941
    Latitude
    27.024532

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    FAQs

    What type of property is this?
    Land - 0.82 acres with 150 feet on Dorchester Waterway.
    Where is this land located?
    The property is located at 284 Hinton St Port Charlotte, FL.
    What is the asking price?
    The asking price for this property is $82,750.
    What are key features of this property?
    This property features: - Oversized .82 acre lot with **150 feet of freshwater canal frontage.**; - Public water and sewer available; not in a flood zone.; - No HOA or deed restrictions.
    (941) 626-9000
    Request Owner's contact information
    284 Hinton St Port Charlotte, FL 33954
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    Port Charlotte, FL 33954
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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
    284 Hinton St Port Charlotte, FL 33954
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    We can help!
    Listing Contact
    Leo Albanes
    Leo Albanes
    Real Estate License ID: 3054900
    (941) 626-9000
    Learn more
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