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    17460 Boca Vista Road Punta Gorda, FL 33955

    View on Map
    For Sale
    $145,000

    LAND - Punta Gorda, FL

    Lot size:
    0.47 Acres
    Added:
    Feb 27, 2026
    Days on Market:
    34
    Last Refresh:
    Apr 2 at 4:06 pm

    Property Features for 17460 Boca Vista Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    422236479009
    Lot size
    0.47 Acres

    Taxes and HOA fees

    TaxYear
    2025
    TaxDescription
    PGI 021 0941 0009 PUNTA GORDA ISLES SEC 21 BLK 941 LT 9 722/1992 RES1743/231 PR07-159-WEN WILL3110/2011 3110/2035 LOA3110/2036 3239/70 DC3249/477-JEN 4108/876 4304/1490 4438/1876 4491/2100 4715/769 3241906 3410627
    TaxAnnualAmount
    2347

    We can help!

    Listing Contact
    Geralda DeMello

    Listing agent Geralda DeMello License #258021496

    Listing office Agent Plus Realty LLC 6338 President Court, #101, Fort Myers, FL

    Listing date Feb 27, 2026

    MLS# 2026010193

    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.

    Overview

    Punta Gorda Multifamily Development Opportunity

    This 0.47-acre parcel in Punta Gorda, Florida, presents a multifamily development opportunity within the Burnt Store Lakes community. Zoned to accommodate up to four townhomes, each with approximately 1,700 sq ft under air, the property is suitable for a new construction project. The east-facing rear exposure overlooks a freshwater lake, providing sunrise views. The cleared and build-ready lot includes city water and sewer, with no special assessments. Burnt Store Lakes is a deed-restricted community featuring 11 stocked freshwater lakes, greenbelts, abundant wildlife, a community park with picnic areas, a playground, restrooms, and a resident-only canoe and kayak launch through preserved natural areas. The Property Owners Association fees are $464 per year. Located minutes from Burnt Store Marina, residents have access to waterfront dining, boating, and golf.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Real Estate Agency Restaurant Law Firm Gym & Fitness Center Big Box & Wholesale Store Hotel & Motel Kitchen & Bath Showroom Department Store Storage Facility Travel Agency

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

    Location Insight

    • Map
    • Local Demand
    City
    Punta Gorda
    County
    Charlotte
    State
    Florida
    Longitude
    -82.0572019
    Latitude
    26.7728452

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    FAQs

    What type of property is this?
    Residential land & home lot - Prime land parcel for townhome development with lake views.
    Where is this residential land & home lot located?
    The property is located at 17460 Boca Vista Road Punta Gorda, FL.
    What is the asking price?
    The asking price for this property is $145,000.
    What are key features of this property?
    This property features: Multifamily development opportunity zoned for up to four townhomes (approx. 1,700 sq ft each).; East‑facing rear exposure overlooking a freshwater lake with sunrise views.; Cleared and build‑ready lot with city water and sewer; no special assessments.
    (239) 321-1179
    We can help!
    Listing Contact
    Geralda DeMello
    Real Estate License ID: 258021496
    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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