Free-Standing Commercial Building For
For Sale
$836,940
17880 TOLEDO BLADE Blvd, Port Charlotte, FL 33948
Commercial building on Toledo Blade Blvd with flexible zoning.
Property Size4,524 SF
Lot Size0.74 Acres
Price / SF$185
Days on Market152
Property Features for 17880 TOLEDO BLADE Blvd
General Information
Standard status
Active
Size
4,524 SF
Lot size
0.74 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$8,295
Building Details
Building Size
4,524 SF
Year Built
2005
Stories
1
Listing Agency:
COLDWELL BANKER REALTY
(941) 268-4423
Listed By:
Kayla Weiss-Bohnstedt · License #3370154
(941) 268-4423
Source:
Elliman
Added: Mar 11
Changed: Aug 8
Last Checked: Aug 8 at 2:03PM
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 REALTY
Investment Insights
Based on property information with market context.
This free-standing commercial building, constructed in 2005, offers 4,524 square feet of space. The property is situated on three lots totaling 32,531 square feet. Currently configured as two units, the building has the potential to be divided into three units. Zoned OMI (Office, Medical, Institutional), the property accommodates a variety of uses. A new roof was installed on 9/5/2024. The annual average daily traffic count is 19,400 (AADT). The sale includes the lot the building occupies, the parking lot, and an additional lot behind the property that backs up to Castlerock Lane.
Key Highlights
- New roof installed 9/5/2024.
- 4,524 SF free‑standing commercial building.**
- 32,531 SF total land area across 3 lots.
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
$63,261
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
7.56%
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%
$1,265,220
$1.3M
Cap Rate 7%
$903,729
$903.7K
Cap Rate 9%
$702,900
$702.9K
Market Conditions
NOI Build-Up for 4,524 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
$117.8K $26.04/SF
− Vacancy
−$12.4K −$2.73/SF
EGI
$105.4K $23.31/SF
− OpEx
−$42.2K −$9.32/SF
NOI
$63.3K $13.98/SF
Area
Charlotte County, FL
Vacancy
10.50%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
40.00%
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%
$1,265,220
Cap Rate 7%
$903,729
Cap Rate 9%
$702,900
Alternative Uses
Best Use
Healthcare Medical
$903.7K
$790.8K – $1.05M
NOI $63,261 @ 7.0% cap · market cap 7.56%
Second Best
Office B
$799.9K
$699.9K – $933.2K
NOI $55,993 @ 7.0% cap · market cap 6.69%
Theoretical Best
Office A
$1.48M
$1.30M – $1.73M
NOI $103,690 @ 7.0% cap · market cap 12.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
572
Businesses Nearby
Explore this area
Business Placement
Demographics for 33948, FL
17,190
Population
9,297
Households
1.8
Avg Household Size
57
Median Age
20%
College-Educated
92%
High-School Grad
13.0 sq mi
ZIP Area
1,322
Density / Sq Mi
$60,788
Median Household Income
$33,979
Median Earnings
$1,384
Median Rent
$279,500
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?
Office building - Commercial building on Toledo Blade Blvd with flexible zoning.
Where is this office building located?
The property is located at 17880 TOLEDO BLADE Blvd Port Charlotte, FL.
What is the asking price?
The asking price for this property is $836,940.
What are key features of this property?
This property features: New roof installed 9/5/2024.; 4,524 SF free‑standing commercial building.**; 32,531 SF total land area across 3 lots.
