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    Waterfront Residential Land Parcel Title is generated by Realmo AI

    346 Rutland Circle, Port Charlotte, FL 33954

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    LAND - Port Charlotte, FL

    Lot size:
    0.23 Acres
    Added:
    Oct 21, 2025
    Days on Market:
    230
    Last Refresh:
    Jun 7 at 2:06 pm

    Property Features for 346 Rutland Circle

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    402205427002
    Lot size
    0.23 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    PCH 017 0941 0007 PORT CHARLOTTE SEC17 BLK941 LT 7 550/717 2465/223 2567/331 3224/1634 3342/607 TD4294/1223 4991/470
    Tax Annual Amount
    531

    Utilities

    Sewer type
    Septic Tank
    Water source
    Well
    Water front features
    Canal Access
    Water front
    1

    We can help!

    Listing Contact
    Heather Porrett
    Heather Porrett

    Listing agent Heather Porrett License #258032352

    Listing office The Keyes Company 4707 SE 9 place, Fort Myers, FL

    Listing date Oct 21, 2025

    MLS# 2025015445 Listing URL

    Copyright © 2026 Florida Gulf Coast Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Waterfront lot on the desirable Frederick Waterway, perfect for kayaking and canoeing.
    • Prime location in a quiet, established neighborhood in Port Charlotte.
    • Conveniently located minutes from shopping, dining, golf courses, and entertainment.
    • Proximity to world‑class fishing, Gulf beaches, and Charlotte Harbor.
    • Ideal for building a custom dream home.
    • Canal access.

    Overview

    Presenting a waterfront land parcel along the Frederick Waterway in Port Charlotte, FL. This .23-acre lot is set up for a custom build in a peaceful, established residential setting, with the water as the focal point for everyday enjoyment. The Frederick Waterway is described as a freshwater canal system, offering an ideal backdrop for kayaking and canoeing, as well as relaxed viewing of surrounding palms and local wildlife.

    The property is located at 346 Rutland Circle in Port Charlotte (33954). The area is characterized by privacy with convenient access to shopping, dining, golf courses, and entertainment. Outdoor-focused buyers will also appreciate the broader community context, including proximity to world-class fishing, Gulf beaches, Charlotte Harbor, and nearby parks, trails, and scenic waterways.

    This parcel is well suited for buyers seeking a waterfront setting to build a forever home, create a relaxing retreat, or hold land as an investment opportunity. For tenants and operators, the offering is primarily a buildable lot perspective, where the value centers on the tranquil water frontage experience and the ability to design the improvements around personal lifestyle goals.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    Port Charlotte
    County
    Charlotte
    State
    Florida
    Longitude
    -82.126821
    Latitude
    27.024307

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    FAQs

    What type of property is this?
    Waterfront Land - Build your custom home on a freshwater waterfront lot with recreation access in Port Charlotte.
    Where is this waterfront land located?
    The property is located at 346 Rutland Circle Port Charlotte, FL.
    What is the asking price?
    The asking price for this property is Off market.
    What are key features of this property?
    This property features: Waterfront lot on the desirable Frederick Waterway, perfect for kayaking and canoeing.; Prime location in a quiet, established neighborhood in Port Charlotte.; Conveniently located minutes from shopping, dining, golf courses, and entertainment.
    (239) 744-6250
    We can help!
    Listing Contact
    Heather Porrett
    Heather Porrett
    Real Estate License ID: 258032352
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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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