Downtown Punta Gorda Office
For Sale
$1,100,000
128 W Charlotte Ave, Punta Gorda, FL 33950
Professional office building in downtown Punta Gorda with flexible space.
Property Size4,917 SF
Price / SF$223.71
Days on Market216
Property Features for 128 W Charlotte Ave
General Information
Standard status
Active
Size
4,917 SF
Taxes and HOA fees
Annual Taxes
$11,872
Listing Agency:
coldwell banker sunstar realty
(941) 637-1090
Listed By:
Sharon Neuhofer
(941) 637-1090
Source:
Exprealty
Added: Jan 19
Changed: Aug 23
Last Checked: Jul 31 at 6:41PM
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 established professional office building, located in downtown Punta Gorda, offers approximately 4,917 square feet of commercial space. The interior layout includes multiple private offices, a conference room, a reception area, a kitchen/break room, three restrooms, and several large multi-use areas. The property provides parking on three sides, as well as convenient street parking. The building has quick access to US-41 and is in immediate proximity to downtown businesses, restaurants, waterfront parks, and civic amenities. The location offers connectivity and convenience. The property is zoned City Center District, allowing for a range of commercial uses. The building is located in a sought-after commercial corridor. The location has a bike score of 70, indicating it is very bikeable, and a walk score of 53, indicating it is somewhat walkable. This property is designed to adapt to a variety of business needs and is suitable for professional, medical, and service-oriented users.
Key Highlights
- Prime downtown Punta Gorda location offering high visibility and accessibility.
- Flexible 4,917± sq ft commercial space adaptable to various business needs.
- Ample parking on three sides of the building 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
5.53%
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 5.53%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.61M
$1.41M – $1.88M
NOI $112,698 @ 7.0% cap · market cap 10.25%
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 office building in downtown Punta Gorda with flexible space.
Where is this office building located?
The property is located at 128 W Charlotte Ave Punta Gorda, FL.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Prime downtown Punta Gorda location offering high visibility and accessibility.; Flexible 4,917± sq ft commercial space adaptable to various business needs.; Ample parking on three sides of the building plus street parking.
