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    5486 RIVER BAY DRIVE Punta Gorda, FL 33950

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    Claim this Listing
    For Sale
    $249,900

    Land - PUNTA GORDA, FL

    Lot size:
    0.18 Acres
    Added:
    Feb 20, 2025
    Days on Market:
    439
    Last Refresh:
    May 5 at 3:06 am

    Property Features for 5486 RIVER BAY DRIVE

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    MHC
    Pets allowed
    Yes
    Exterior features
    Paved, Dock
    Dock
    1
    Standard status
    Active
    APN
    412224485012
    Lot size
    0.18 Acres

    Taxes and HOA fees

    Tax Year
    2023
    Tax Annual Amount
    1902
    Expense value
    16.670000076294
    Expense
    Home Owner Assessments Fee
    Expense freq.
    Monthly

    Utilities

    Water front features
    Canal - Saltwater, Canal Front, Waterfront
    Water front
    1

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Kathi Bronson Melcher
    Kathi Bronson Melcher

    Listing agent Kathi Bronson Melcher License #3236065

    Listing office KW PEACE RIVER PARTNERS 1675 W Marion Ave Ste 112, Punta Gorda, FL

    Listing date Feb 20, 2025

    MLS# C7505582 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.

    Overview

    Punta Gorda Land with Dock

    This 0.18-acre lot is located in the "By the Sea" community within Punta Gorda, offering sailboat or power boat access to Charlotte Harbor with no bridges. It features 99 feet of rip rap seawall, a 28' x 6' composite dock, and a 10k lift. The lot is cleared and ready for new construction. Situated on a dead-end street, traffic is minimal. The property is near the Riviera Tiki Bar and the Sunseeker Resort, as well as Fisherman's Village shops and restaurants. Alligator Creek provides sailboat access to Charlotte Harbor and the Gulf, offering boating and fishing opportunities. The location is a short drive to dining and shopping in the Downtown Punta Gorda Historic District, walking and biking paths, golf, tennis, pickleball, and Punta Gorda Airport. The zoning is MHC. The lot has a south-east exposure and is intended for residential use.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Dental Office Hair Salon Building Supply Skin Care Clinic Kitchen & Bath Showroom Bar & Pub Clothing & Fashion Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Punta Gorda
    County
    Charlotte
    State
    Florida
    Longitude
    -82.057004
    Latitude
    26.888167

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    FAQs

    What type of property is this?
    Land - Cleared lot with dock, seawall, and harbor access.
    Where is this land located?
    The property is located at 5486 RIVER BAY DRIVE Punta Gorda, FL.
    What is the asking price?
    The asking price for this property is $249,900.
    What are key features of this property?
    This property features: Sailboat/Powerboat access to Charlotte Harbor with no bridges.; 99' of sturdy rip rap seawall, and a **28' x 6' composite dock with 10k lift** already in place.; Cleared lot ready for new home construction.
    (941) 875-9060
    We can help!
    Listing Contact
    Kathi Bronson Melcher
    Kathi Bronson Melcher
    Real Estate License ID: 3236065
    Learn More
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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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