Concrete Auto Shop with RV
For Sale
$799,000
3400 ROWLAND Drive, Punta Gorda, FL 33980
Commercial Sale, PUNTA GORDA, FL
Property Size1,800 SF
Lot Size2.80 Acres
Price / SF$443.89
Days on Market209
Property Features for 3400 ROWLAND Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
RE1
Subdivision
ROWLAND COUNTRY ESTATES
Directions
Harbor View Rd to north on Rowland Dr, follow to end and go straight to gate at 3200 Rowland Dr.- agent accompany for showings of home and commercial building.
Standard status
Active
APN
402319403002
Size
1,800 SF
Lot size
2.80 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
ZZZ 194023 P2 19 40 23 P2 10 AC. M/L E1/2 OF W1/2 OF NW1/4 OF SE1/4 705/52 TD3446/594 3498/1294 705/52 E1401/1921 AFF2052/32 TD3446/585 3498/1294
Tax Annual Amount
3599
Legal Description
ZZZ 194023 P2 19 40 23 P2 10 AC. M/L E1/2 OF W1/2 OF NW1/4 OF SE1/4 705/52 TD3446/594 3498/1294 705/52 E1401/1921 AFF2052/32 TD3446/585 3498/1294
Utilities
Sewer type
Septic Tank
Water source
Well
Amenities
air-conditioned hobby shop
full bath
office space
half bath
garage/workshop
overhead doors
reinforced gable roof
impact doors
Building Details
Year built
1986
Floors in Building
1
Building materials
Block
Listing Agency:
COMPASS FLORIDA
(941) 205-8478
Listed By:
Brian Helgemo · License #274501399
(239) 268-8976
Added: Feb 10
Changed: Aug 23
Last Checked: Sep 7 at 7:06AM
MLS# C7522407
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 automotive property combines a 5,400-square-foot garage and workshop with 900 square feet of air-conditioned hobby space and 900 square feet of offices. The office area includes three rooms, while the hobby shop has a full bath and the offices include a half bath. Eight overhead doors serve the workshop, including three taller openings sized for RV access. A 9,000-pound vehicle lift supports automotive work, and the building includes solid concrete walls, 6-inch concrete flooring rated for 6,000 pounds, and a 30-foot raised concrete section along the east end. A reinforced gable roof and impact-rated garage doors are also in place.
The 2.8-acre property is zoned RE1 and includes well water and a septic tank. Constructed in 1986, the facility offers room for boats, trucks, classic cars, and farm equipment, with agricultural land-use provisions that accommodate horses and livestock.
The 2.8-acre property is zoned RE1 and includes well water and a septic tank. Constructed in 1986, the facility offers room for boats, trucks, classic cars, and farm equipment, with agricultural land-use provisions that accommodate horses and livestock.
Key Highlights
- 5,400‑square‑foot garage and workshop with 900‑square‑foot hobby shop and 900 square feet of offices
- Eight overhead doors, including 3 tall doors for RV access
- 9,000‑pound auto lift 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
$32,020
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
4.01%
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%
$640,400
$640.4K
Cap Rate 7%
$457,429
$457.4K
Cap Rate 9%
$355,778
$355.8K
Market Conditions
NOI Build-Up for 1,800 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
$47.3K $26.28/SF
− Vacancy
−$1.6K −$0.87/SF
EGI
$45.7K $25.41/SF
− OpEx
−$13.7K −$7.62/SF
NOI
$32.0K $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%
$640,400
Cap Rate 7%
$457,429
Cap Rate 9%
$355,778
Alternative Uses
Best Use
Retail
$457.4K
$400.3K – $533.7K
NOI $32,020 @ 7.0% cap · market cap 4.01%
Second Best
Flex RnD
$229.4K
$200.7K – $267.6K
NOI $16,058 @ 7.0% cap · market cap 2.01%
Theoretical Best
Office A
$589.4K
$515.7K – $687.6K
NOI $41,256 @ 7.0% cap · market cap 5.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Drive-in doors
Location Intelligence
Trade Area within ½ mile
51
Businesses Nearby
Well-served
Demand for This Use
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 Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Auto shop - Versatile automotive facility with workshop, offices, hobby space, and agricultural zoning on a spacious parcel.
Where is this auto shop located?
The property is located at 3400 ROWLAND Drive Punta Gorda, FL.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: 5,400‑square‑foot garage and workshop with 900‑square‑foot hobby shop and 900 square feet of offices; Eight overhead doors, including 3 tall doors for RV access; 9,000‑pound auto lift included
