Port Charlotte Office Building For
For Sale
$499,000
Pending
12267 S ACCESS Rd, Port Charlotte, FL 33981
1,950 SF office building on three lots for sale.
Property Size1,950 SF
Lot Size0.68 Acres
Days on Market163
Property Features for 12267 S ACCESS Rd
General Information
Standard status
Pending
Size
1,950 SF
Lot size
0.68 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$6,652
Building Details
Building Size
1,950 SF
Year Built
2009
Stories
1
Listing Agency:
FLORIDIAN REALTY SERVICES, LLC
(941) 626-3592
Listed By:
Ray Eggermont · License #3048057
(941) 626-3592
Source:
Elliman
Added: Mar 23
Changed: Aug 8
Last Checked: Jul 30 at 5:31PM
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 FLORIDIAN REALTY SERVICES, LLC
Investment Insights
Based on property information with market context.
This 1,950 square foot office building is situated on a 3-lot parcel measuring 240’ x 125’ with 30,000 square feet. The property is located on S.R. 776, west of the Gulf Cove Publix Shopping Center and Home Depot, and east of the Sunnybrook Blvd intersection. Constructed with pre-cast concrete exterior walls, a metal roof, impact glass windows and doors, and spray foam attic insulation, the building also features wall signage and a free-standing sign at the street with three double-sided sections. A storage shed is located in the backyard. The interior includes 10 offices of various sizes, a lobby, a conference room, a break area or file storage area, two restrooms, and an equipment closet. It is equipped with a security system, cameras, a phone system, and wired internet jacks. The space can be configured to meet various business needs, with 4 doors leading to the front entry walkway. The property is partially furnished and located in the preferred X flood zone.
Key Highlights
- Located in preferred X flood zone.
- Pre‑cast concrete exterior walls, metal roof, impact glass windows/doors, and spray foam attic insulation.
- High visibility location on S.R. 776, west of Gulf Cove Publix and Home Depot.
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
$24,135
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
4.84%
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%
$482,700
$482.7K
Cap Rate 7%
$344,786
$344.8K
Cap Rate 9%
$268,167
$268.2K
Market Conditions
NOI Build-Up for 1,950 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
$42.1K $21.60/SF
− Vacancy
−$9.9K −$5.10/SF
EGI
$32.2K $16.50/SF
− OpEx
−$8.0K −$4.13/SF
NOI
$24.1K $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%
$482,700
Cap Rate 7%
$344,786
Cap Rate 9%
$268,167
Alternative Uses
Best Use
Office B
$344.8K
$301.7K – $402.3K
NOI $24,135 @ 7.0% cap · market cap 4.84%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$638.5K
$558.7K – $744.9K
NOI $44,694 @ 7.0% cap · market cap 8.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
89
Businesses Nearby
Explore this area
Business Placement
Demographics for 33981, FL
13,574
Population
7,808
Households
1.7
Avg Household Size
59
Median Age
27%
College-Educated
93%
High-School Grad
45.4 sq mi
ZIP Area
299
Density / Sq Mi
$71,266
Median Household Income
$36,931
Median Earnings
$1,198
Median Rent
$355,600
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 - 1,950 SF office building on three lots for sale.
Where is this office building located?
The property is located at 12267 S ACCESS Rd Port Charlotte, FL.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Located in preferred X flood zone.; Pre‑cast concrete exterior walls, metal roof, impact glass windows/doors, and spray foam attic insulation.; High visibility location on S.R. 776, west of Gulf Cove Publix and Home Depot.
