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    17178 Toledo Blade Blvd Port Charlotte, FL 33954

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    For Sale
    $1,500,000

    Medical office building in Port Charlotte, leased to Heartland Dental.

    Lot size:
    0.46 Acres

    Property Features for 17178 Toledo Blade Blvd

    General Information

    Property type
    Commercial
    Standard status
    Active
    Lot size
    0.46 Acres

    Building Details

    Year built
    2005

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    Listing Contact
    Kayla Weiss-Bohnstedt
    Kayla Weiss-Bohnstedt
    Source: Elliman

    Listing Agency: COLDWELL BANKER REALTY Listing Agent: Kayla Weiss-Bohnstedt

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

    Learn more

    Overview

    Port Charlotte Medical Office Building

    This free-standing medical office building is located on Toledo Blade Blvd in Port Charlotte. The property is currently leased to Heartland Dental. The annual average daily traffic count on Toledo Blade Blvd is 20,000. The location is less than 0.3 miles from Tamiami Trail and less than 6 miles from I-75. The roof was replaced on April 6, 2022, and the sign was replaced in 2024. The current lease expires on July 31, 2028, with three renewal terms of five years each. The current gross income is $91,599.72, and the current net income is $72,323.79. Real estate tax and insurance are passed through to the tenant, who also handles the landscaping. Renewal Term 1 includes a 15% increase to $112,669.22 annual rent ($33.79 PSF) for years 6-10. Renewal Terms 2 and 3 are to be negotiated at Fair Market Value. The tenant has the Right of First Refusal. Heartland Dental supports over 1,700 offices and 2,800 doctors across 38 states and employs over 20,000 team members. This property presents an investor alert with a 4.82% Cap Rate.
    Location Intelligence

    Current Use by Public Records

    Dream Team Dentistry ... Dental Office Rachel A. Courson, DMD Dental Office Borys Averbukh Dental Office Sean R. Bates, ... Dental Office

    Suggested Use

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

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

    Similar Places Nearby

    All Creatures Veterinary Hospital: Myers Gary DVM

    Location Insight

    • Map
    • Local Demand
    City
    Port Charlotte
    County
    Charlotte
    State
    Florida
    Longitude
    -82.163128
    Latitude
    27.021328

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    FAQs

    What type of property is this?
    Medical Office Space - Medical office building in Port Charlotte, leased to Heartland Dental.
    Where is this medical office space located?
    The property is located at 17178 Toledo Blade Blvd Port Charlotte, FL.
    What is the asking price?
    The asking price for this property is $1,500,000.
    What are key features of this property?
    This property features: - 4. 82% Cap Rate with a net income of $72,323.79.; - Leased to Heartland Dental, a large and established dental support organization.; - Tenant has renewal options with a 15% rent increase in the first renewal term.
    (941) 268-4423
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    17178 Toledo Blade Blvd Port Charlotte, FL 33954
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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
    17178 Toledo Blade Blvd Port Charlotte, FL 33954
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    Listing Contact
    Kayla Weiss-Bohnstedt
    Kayla Weiss-Bohnstedt
    (941) 268-4423 (941) 639-0090
    Learn more
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