Downtown Punta Gorda Office
For Sale
$1,400,000
128 W CHARLOTTE AVENUE, Punta Gorda, FL 33950
Professional building with flexible office space in downtown Punta Gorda.
Property Size4,917 SF
Lot Size0.24 Acres
Price / SF$284.73
Days on Market698
Property Features for 128 W CHARLOTTE AVENUE
General Information
Standard status
Active
Size
4,917 SF
Lot size
0.24 Acres
Property subtype
Commercial/Industrial
Taxes and HOA fees
Annual Taxes
$10,546
Building Details
Year Built
1953
Listing Agency:
COLDWELL BANKER SUNSTAR REALTY
(941) 724-0080
Listed By:
Danny Nix · License #3307013
(941) 724-0080
Source:
Exitrealty
Added: Sep 24, 2024
Changed: Aug 8
Last Checked: Aug 8 at 5:01AM
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 SUNSTAR REALTY
Investment Insights
Based on property information with market context.
This professional building, situated in downtown Punta Gorda, features 4,917 square feet of flexible office space. The layout includes 4 offices, 3 restrooms, and a kitchen. The property also contains 5 access doors and two large open rooms. Parking is available on three sides of the building, supplemented by street parking. Located at the corner of Taylor Street, the property offers convenient access to US 41, making it suitable for businesses seeking proximity to commercial activities.
Key Highlights
- Prime downtown Punta Gorda location.
- 4,917 sq. ft. of flexible office space.
- Ample parking on three sides plus street parking.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$60,857
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.35%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,217,140
$1.2M
Cap Rate 7%
$869,386
$869.4K
Cap Rate 9%
$676,189
$676.2K
Market Conditions
NOI Build-Up for 4,917 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$106.2K $21.60/SF
− Vacancy
−$25.1K −$5.10/SF
EGI
$81.1K $16.50/SF
− OpEx
−$20.3K −$4.13/SF
NOI
$60.9K $12.38/SF
Area
Charlotte County, FL
Vacancy
23.60%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,217,140
Cap Rate 7%
$869,386
Cap Rate 9%
$676,189
Alternative Uses
Best Use
Office B
$869.4K
$760.7K – $1.01M
NOI $60,857 @ 7.0% cap · market cap 4.35%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.61M
$1.41M – $1.88M
NOI $112,698 @ 7.0% cap · market cap 8.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,871
Businesses Nearby
Explore this area
Business Placement
Demographics for 33950, FL
24,984
Population
16,748
Households
1.5
Avg Household Size
66
Median Age
36%
College-Educated
95%
High-School Grad
17.8 sq mi
ZIP Area
1,404
Density / Sq Mi
$74,484
Median Household Income
$46,032
Median Earnings
$1,192
Median Rent
$393,500
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Professional building with flexible office space in downtown Punta Gorda.
Where is this office building located?
The property is located at 128 W CHARLOTTE AVENUE Punta Gorda, FL.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Prime downtown Punta Gorda location.; 4,917 sq. ft. of flexible office space.; Ample parking on three sides plus street parking.
