Updated Corner Office
New
For Sale
$175,000
1460 S MCCALL ROAD #A1, Englewood, FL 34223
Four private offices, a renovated bathroom, and kitchenette support a focused work setting.
Property Size968 SF
Price / SF$180.79
Days on Market5
Property Features for 1460 S MCCALL ROAD #A1
General Information
Standard status
Active
Size
968 SF
Elevators
Yes
Property subtype
Office
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Sprinkler System
Yes
Building Details
Year Built
1989
Listing Agency:
LPT REALTY, LLC
(877) 366-2213
Listed By:
Jeffrey Bray, PLLC · License #3480529
Source:
Dennisrealty
Added: Aug 12
Changed: Aug 15
Last Checked: Aug 16 at 6:59AM
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 LPT REALTY, LLC
Investment Insights
Based on property information with market context.
Unit A-1 is a 968-square-foot office condo with four private offices built with acoustic wall and sound-dampening construction. Recent improvements include a new HVAC system, fresh paint, tile flooring, new drywall, a renovated bathroom, and a modern kitchenette. The unit also includes a private ground-level garage for secure storage.
The property fronts McCall Road, also identified as Hwy 776, and provides visibility along the roadway. Building amenities include ample parking, fire sprinkler protection, and elevator access. The building is completing final post-hurricane renovations. A view toward the bay and the suite’s corner position add to the physical setting, while the address is in Englewood, Florida.
The property fronts McCall Road, also identified as Hwy 776, and provides visibility along the roadway. Building amenities include ample parking, fire sprinkler protection, and elevator access. The building is completing final post-hurricane renovations. A view toward the bay and the suite’s corner position add to the physical setting, while the address is in Englewood, Florida.
Key Highlights
- 968‑square‑foot office condo with four private offices
- Acoustic wall and sound‑dampening construction in each office
- New HVAC, fresh paint, tile flooring, and drywall
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
$11,981
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
6.85%
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%
$239,620
$239.6K
Cap Rate 7%
$171,157
$171.2K
Cap Rate 9%
$133,122
$133.1K
Market Conditions
NOI Build-Up for 968 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
$20.9K $21.60/SF
− Vacancy
−$4.9K −$5.10/SF
EGI
$16.0K $16.50/SF
− OpEx
−$4.0K −$4.13/SF
NOI
$12.0K $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%
$239,620
Cap Rate 7%
$171,157
Cap Rate 9%
$133,122
Alternative Uses
Best Use
Office B
$171.2K
$149.8K – $199.7K
NOI $11,981 @ 7.0% cap · market cap 6.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$317.0K
$277.3K – $369.8K
NOI $22,187 @ 7.0% cap · market cap 12.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Sprinkler system
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
601
Businesses Nearby
Explore this area
Business Placement
Demographics for 34223, FL
19,118
Population
14,484
Households
1.3
Avg Household Size
66
Median Age
39%
College-Educated
96%
High-School Grad
41.9 sq mi
ZIP Area
456
Density / Sq Mi
$70,155
Median Household Income
$39,486
Median Earnings
$1,288
Median Rent
$358,000
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?
Office units - Four private offices, a renovated bathroom, and kitchenette support a focused work setting.
Where is this office units located?
The property is located at 1460 S MCCALL ROAD #A1 Englewood, FL.
What is the asking price?
The asking price for this property is $175,000.
What are key features of this property?
This property features: 968‑square‑foot office condo with four private offices; Acoustic wall and sound‑dampening construction in each office; New HVAC, fresh paint, tile flooring, and drywall
