Flex Space with Warehouse and
For Sale
$2,950,000
Pending
25451 Fortran Drive, Punta Gorda, FL 33950
2004 industrial building combines dedicated administrative areas with substantial storage and handling space.
Property Size16,506 SF
Days on Market521
Property Features for 25451 Fortran Drive
General Information
Standard status
Pending
Size
16,506 SF
Property subtype
Commercial/Industrial
Zoning
commercial general
Warehouse & Industrial
Warehouse Space
14,650 SF
Office Build-Out
1,856 SF
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$33,424
Building Details
Year Built
2004
Buildings
1
Building Size
16,506 SF
Listing Agency:
Premiere Plus Realty Company
(239) 560-9202
Listed By:
Bea Cervantes · License #085819638
(239) 560-9202
Source:
Exitrealty
Added: Mar 30, 2025
Changed: Aug 31
Last Checked: Aug 31 at 3:50PM
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 Premiere Plus Realty Company
Investment Insights
Based on property information with market context.
This 16,506 sq ft flex property, completed in 2004, brings together 1,856 sq ft of office space and 14,650 sq ft of warehouse area. The configuration supports manufacturing, distribution, and storage operations, with high ceilings, multiple roll-up doors, and on-site parking. The building can remain fully leased under a Triple Net structure or be delivered vacant for an owner-user.
Located at 25451 Fortran Drive in Punta Gorda, the property sits within the city’s industrial district and offers access to I-75 and US-41. Its commercial general zoning accommodates a range of business uses identified in the property information, while the combination of office, warehouse, loading, and parking areas provides a practical operating layout.
Located at 25451 Fortran Drive in Punta Gorda, the property sits within the city’s industrial district and offers access to I-75 and US-41. Its commercial general zoning accommodates a range of business uses identified in the property information, while the combination of office, warehouse, loading, and parking areas provides a practical operating layout.
Key Highlights
- 16,506 sq ft building with 1,856 sq Ft of offices and 14,650sq Ft of warehouse space
- Built in 2004 with high ceilings for racking and equipment
- Multiple roll‑up doors support shipping and receiving
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
$204,291
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
6.93%
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%
$4,085,820
$4.1M
Cap Rate 7%
$2,918,443
$2.9M
Cap Rate 9%
$2,269,900
$2.3M
Market Conditions
NOI Build-Up for 16,506 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
$356.5K $21.60/SF
− Vacancy
−$84.1K −$5.10/SF
EGI
$272.4K $16.50/SF
− OpEx
−$68.1K −$4.13/SF
NOI
$204.3K $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%
$4,085,820
Cap Rate 7%
$2,918,443
Cap Rate 9%
$2,269,900
Alternative Uses
Best Use
Office B
$2.92M
$2.55M – $3.40M
NOI $204,291 @ 7.0% cap · market cap 6.93%
Second Best
Warehouse
$2.21M
$1.94M – $2.58M
NOI $154,892 @ 7.0% cap · market cap 5.25%
Theoretical Best
Office A
$5.40M
$4.73M – $6.31M
NOI $378,318 @ 7.0% cap · market cap 12.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
97
Businesses Nearby
Well-served
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - 2004 industrial building combines dedicated administrative areas with substantial storage and handling space.
Where is this flex space located?
The property is located at 25451 Fortran Drive Punta Gorda, FL.
What is the asking price?
The asking price for this property is $2,950,000.
What are key features of this property?
This property features: 16,506 sq ft building with 1,856 sq Ft of offices and 14,650sq Ft of warehouse space; Built in 2004 with high ceilings for racking and equipment; Multiple roll‑up doors support shipping and receiving
