Storefront Property with Outdoor
New
For Sale
$374,900
180 RIO VILLA DRIVE, Punta Gorda, FL 33950
Commercial Tourist zoning supports multiple stated business uses.
Property Size864 SF
Price / SF$433.91
Days on Market6
Property Features for 180 RIO VILLA DRIVE
General Information
Standard status
Active
Size
864 SF
Total Parking Spaces
13
Property subtype
Business
Zoning
Commercial Tourist
Additional Details
Road Access
Yes
Amenities
custom tile flooring
full bathroom
breakroom area
two entry/exit doors
Ring alarm system with cameras
circular driveway
ramp
large outdoor deck
Building Details
Year Built
1984
Buildings
1
Construction
block
Listing Agency:
HARBOR SUN REALTY
(941) 889-8721
Listed By:
Michelle Brisendine · License #3138895
Source:
Dennisrealty
Added: Sep 2
Changed: Sep 6
Last Checked: Sep 6 at 5:48AM
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 HARBOR SUN REALTY
Investment Insights
Based on property information with market context.
This 864-square-foot block-construction cottage offers a compact commercial layout with fresh interior paint, custom tile flooring, a full bathroom, and an established breakroom. The property includes two entry/exit doors, a ramp, and a large outdoor deck. Recent improvements include a 2022 metal roof, tankless water heater, and Ring alarm system with cameras.
Positioned at 180 Rio Villa Drive in Punta Gorda, the site provides approximately 253 feet of frontage along a well-traveled road. Thirteen dedicated parking spaces and a circular driveway support customer access. Commercial Tourist zoning allows stated uses that include restaurant, bar, retail, medical or general office, and animal boarding facilities. The sale includes the real estate and building only.
Positioned at 180 Rio Villa Drive in Punta Gorda, the site provides approximately 253 feet of frontage along a well-traveled road. Thirteen dedicated parking spaces and a circular driveway support customer access. Commercial Tourist zoning allows stated uses that include restaurant, bar, retail, medical or general office, and animal boarding facilities. The sale includes the real estate and building only.
Key Highlights
- 864‑square‑foot block‑construction cottage built in 1984
- Approximately 253 feet of frontage on a well‑traveled road
- Commercial Tourist zoning with stated restaurant, bar, retail, office, and animal boarding uses
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
$15,370
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
4.10%
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%
$307,400
$307.4K
Cap Rate 7%
$219,571
$219.6K
Cap Rate 9%
$170,778
$170.8K
Market Conditions
NOI Build-Up for 864 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
$22.7K $26.28/SF
− Vacancy
−$749 −$0.87/SF
EGI
$22.0K $25.41/SF
− OpEx
−$6.6K −$7.62/SF
NOI
$15.4K $17.79/SF
Area
Charlotte County, FL
Vacancy
3.30%
Lease Rate
$26.28 /SF/Yr
Expense Ratio
30.00%
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%
$307,400
Cap Rate 7%
$219,571
Cap Rate 9%
$170,778
Alternative Uses
Best Use
Retail
$219.6K
$192.1K – $256.2K
NOI $15,370 @ 7.0% cap · market cap 4.10%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$282.9K
$247.5K – $330.1K
NOI $19,803 @ 7.0% cap · market cap 5.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
248
Businesses Nearby
Under-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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Commercial Tourist zoning supports multiple stated business uses.
Where is this storefront property located?
The property is located at 180 RIO VILLA DRIVE Punta Gorda, FL.
What is the asking price?
The asking price for this property is $374,900.
What are key features of this property?
This property features: 864‑square‑foot block‑construction cottage built in 1984; Approximately 253 feet of frontage on a well‑traveled road; Commercial Tourist zoning with stated restaurant, bar, retail, office, and animal boarding uses
