Flexible Professional Office
New
For Sale
$1,100,000
Pending
128 W CHARLOTTE, Punta Gorda, FL 33950
Adaptable office layout with private rooms, shared work areas, conference space, and on-site parking.
Property Size4,917 SF
Days on Market2
Property Features for 128 W CHARLOTTE
General Information
Standard status
Pending
Size
4,917 SF
Property subtype
Commercial
Zoning
City Center District
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$11,872
Building Details
Building Size
4,917 SF
Year Built
1953
Buildings
1
Listing Agency:
Coldwell Banker Schmidt Family Of Companies
Listed By:
Jaha Cummings
(813) 344-9674
Source:
Elliman
Added: Sep 18
Last Checked: Sep 18 at 2:20PM
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 Schmidt Family Of Companies
Investment Insights
Based on property information with market context.
This professional office building provides approximately 4,917± square feet configured for flexible commercial use. The interior includes multiple private offices, a conference room, reception area, kitchen and break room, three restrooms, and several large multi-use areas. Parking is available on three sides of the building, with additional street parking nearby.
Located at 128 W CHARLOTTE in Punta Gorda, the property offers quick access to US-41 and is near downtown businesses, restaurants, waterfront parks, and civic amenities. City Center District zoning supports a broad range of permitted commercial uses. The building was constructed in 1953 and includes a walkable, bikeable setting with a bikeScore of 68 and walkScore of 54.
Located at 128 W CHARLOTTE in Punta Gorda, the property offers quick access to US-41 and is near downtown businesses, restaurants, waterfront parks, and civic amenities. City Center District zoning supports a broad range of permitted commercial uses. The building was constructed in 1953 and includes a walkable, bikeable setting with a bikeScore of 68 and walkScore of 54.
Key Highlights
- Approximately 4,917± SF of professional office space
- Multiple private offices, conference room, reception area, and large multi‑use areas
- Kitchen/break room and three restrooms
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
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
385
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 - Adaptable office layout with private rooms, shared work areas, conference space, and on-site parking.
Where is this office building located?
The property is located at 128 W CHARLOTTE 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: Approximately 4,917± SF of professional office space; Multiple private offices, conference room, reception area, and large multi‑use areas; Kitchen/break room and three restrooms
