Dedicated Parking Retail Office
For Sale
Contact for pricing
208 W MARION AVE, Punta Gorda, FL 33950
Over 2,800 SF flexible retail or office space with dedicated parking and prominent signage in a walkable downtown district.
Property Size2,862 SF
Price / SF$296
Days on Market59
Property Features for 208 W MARION AVE
General Information
Standard status
Active
Size
2,862 SF
Total Parking Spaces
6
Property subtype
Retail, Office
Zoning
TPG-DC
Building Details
Year Built
1945
Year Renovated
2000
Buildings
1
Stories
1
Listing Agency:
Optimus Realty Partners Inc
Listed By:
Larry Richards · License #FL BK3221638
Source:
Crexi
Added: Jun 14
Changed: Aug 8
Last Checked: Aug 9 at 2:51PM
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 Optimus Realty Partners Inc
Investment Insights
Based on property information with market context.
This offering at 208 W Marion Ave presents more than 2,800 SF of flexible space suited to retail, office, or food service use. The property includes dedicated parking and is positioned for visible storefront presentation with signage. Current business operations will be relocating, and the seller may consider leasing the property back for a period.
Located in the highly visible section of Punta Gorda’s walkable downtown commercial district, the building benefits from a pedestrian-oriented retail and business environment. The combination of downtown foot traffic character and on-site signage supports visibility for a new or relocating concept.
For tenants and buyers looking for a dedicated spot to operate, this configuration can support a store, professional office, or food service business within a central downtown setting. Dedicated parking adds practical convenience for employees and customers, while the existing retail/office-oriented nature of the space can help streamline an operator’s transition. With the seller potentially willing to consider a short-term leaseback, it may also help provide continuity during the move to a new occupant.
Located in the highly visible section of Punta Gorda’s walkable downtown commercial district, the building benefits from a pedestrian-oriented retail and business environment. The combination of downtown foot traffic character and on-site signage supports visibility for a new or relocating concept.
For tenants and buyers looking for a dedicated spot to operate, this configuration can support a store, professional office, or food service business within a central downtown setting. Dedicated parking adds practical convenience for employees and customers, while the existing retail/office-oriented nature of the space can help streamline an operator’s transition. With the seller potentially willing to consider a short-term leaseback, it may also help provide continuity during the move to a new occupant.
Key Highlights
- Over 2,800 SF of flexible retail or office space
- Dedicated parking on‑site
- Prominent signage
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
$50,912
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
5.99%
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%
$1,018,240
$1.0M
Cap Rate 7%
$727,314
$727.3K
Cap Rate 9%
$565,689
$565.7K
Market Conditions
NOI Build-Up for 2,862 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
$75.2K $26.28/SF
− Vacancy
−$2.5K −$0.87/SF
EGI
$72.7K $25.41/SF
− OpEx
−$21.8K −$7.62/SF
NOI
$50.9K $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%
$1,018,240
Cap Rate 7%
$727,314
Cap Rate 9%
$565,689
Alternative Uses
Best Use
Retail
$727.3K
$636.4K – $848.5K
NOI $50,912 @ 7.0% cap · market cap 5.99%
Second Best
Office B
$506.0K
$442.8K – $590.4K
NOI $35,422 @ 7.0% cap · market cap 4.17%
Theoretical Best
Office A
$937.1K
$820.0K – $1.09M
NOI $65,597 @ 7.0% cap · market cap 7.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
318
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Over 2,800 SF flexible retail or office space with dedicated parking and prominent signage in a walkable downtown district.
Where is this storefront property located?
The property is located at 208 W MARION AVE Punta Gorda, FL.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Over 2,800 SF of flexible retail or office space; Dedicated parking on‑site; Prominent signage
