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    Large Lot in Tropical Gulf Title is generated by Realmo AI

    12069 Borax Avenue, Punta Gorda, FL 33955

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    Over 1/3 acre lot with no deed restrictions.

    Type:Land
    Lot size:
    0.33 Acres
    Added:
    Dec 12, 2025
    Days on Market:
    174
    Last Refresh:
    May 13 at 9:26 pm

    Property Features for 12069 Borax Avenue

    General Information

    Standard status
    Active
    Lot size
    0.33 Acres
    Property subtype
    Land

    We can help!

    Listing Contact
    Frank Moore

    Listing agent Frank Moore License #3399147

    Listing office COLDWELL BANKER REALTY

    Listing date Dec 12, 2025

    Source Compass

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of COLDWELL BANKER REALTY

    HighLights

    • Large double lot (over 1/3 acre) with no deed restrictions, ideal for business owners.
    • Conveniently located less than 1 mile from I‑75 for easy commuting.
    • Proximity to attractions: 10 miles to Ponce De Leon Park, 8 miles to Punta Gorda Historic District.
    • Close to Bissett Park, a county‑run community park with various recreational facilities.
    • Near multiple golf courses and boating/fishing locations.
    • Easy access to multiple MLB spring training facilities (Tampa Bay Rays, Red Soxs, Orioles, Twins, Braves).

    Overview

    This large double lot, spanning over 1/3 of an acre, is located in the community of Tropical Gulf Acres. The area has no deed restrictions, making it suitable for tradesmen or business owners who desire to combine their business and home in the same location. It is a great place to build a dream home, retire, raise a family, or run a business. Bissett Park, a county-run community park with tennis, basketball, shuffleboard courts, a horseshoe area, picnic facilities, a playground, and a waterfront area, is located within this neighborhood. The property is less than 1 mile from I75, providing easy access to various destinations. It is also approximately 10 miles from Ponce De Leon Park, known for its sunsets, and about 8 miles from Punta Gorda Historic District and waterfront park, which offers shopping and dining options. The Tampa Bay Rays spring training facility and the fairgrounds are just minutes away, along with multiple golf courses and boating and fishing opportunities. The spring training facilities for the Red Sox, Orioles, Twins, and Braves are all within an hour's drive. Buyers and their representatives are responsible for determining environmental conditions and endangered species restrictions.
    Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Restaurant Real Estate Agency Law Firm Auto Repair Shop Hotel & Motel Department Store Kitchen & Bath Showroom Food Market HVAC Service Grocery & Convenience 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
    -82.0005569
    Latitude
    26.8575038

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    FAQs

    What type of property is this?
    Commercial land - Over 1/3 acre lot with no deed restrictions.
    Where is this commercial land located?
    The property is located at 12069 Borax Avenue Punta Gorda, 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: Large double lot (over 1/3 acre) with no deed restrictions, ideal for business owners.; Conveniently located less than 1 mile from I‑75 for easy commuting.; Proximity to attractions: 10 miles to Ponce De Leon Park, 8 miles to Punta Gorda Historic District.
    (239) 839-0471
    We can help!
    Listing Contact
    Frank Moore
    Real Estate License ID: 3399147
    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.

    More about this property
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    12069 Borax Avenue, Punta Gorda, FL 33955
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