Port Charlotte Medical Office
For Sale
$3,150,000
21942 Edgewater Dr, Port Charlotte, FL 33952
Move-in ready medical office in established Port Charlotte medical corridor.
Property Size11,686 SF
Price / SF$269.55
Days on Market99
Property Features for 21942 Edgewater Dr
General Information
Standard status
Active
Size
11,686 SF
Building Details
Year Built
2004
Listing Agency:
KW PEACE RIVER PARTNERS
Listed By:
Danny Nix · License #BK3307013
Source:
Whitesandsfl
Added: May 27
Changed: Aug 23
Last Checked: Sep 1 at 8:56PM
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 KW PEACE RIVER PARTNERS
Investment Insights
Based on property information with market context.
This fully built-out medical office space is located at 21942 Edgewater Drive in Port Charlotte’s established medical corridor. Situated directly on a canal, the property offers waterfront views and a professional setting. It is conveniently close to hospitals, medical offices, retail, restaurants, US-41, and other major area amenities. The property features 14 private offices, 13 exam rooms (including 3 wet rooms), a large reception and waiting area with seating for up to 30 patients, and a secondary waiting area. Additional spaces include a spacious board room, a large lab, a lab draw room, and a physical therapy office. Multiple storage areas are located throughout the suite. The property also includes a large employee kitchen and breakroom equipped with four ovens, two microwaves, a dishwasher, and abundant storage. The efficient layout is suitable for medical, cosmetic, therapy, research, or multi-specialty healthcare users seeking a move-in-ready facility in a desirable Port Charlotte location. The property size is 10510 square feet.
Key Highlights
- Move‑in ready, fully built‑out medical office space.
- Prime location in Port Charlotte's established medical corridor, close to hospitals, retail, and US‑41.
- Waterfront views from canal‑front property.
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
$163,411
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
5.19%
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%
$3,268,220
$3.3M
Cap Rate 7%
$2,334,443
$2.3M
Cap Rate 9%
$1,815,678
$1.8M
Market Conditions
NOI Build-Up for 11,686 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
$304.3K $26.04/SF
− Vacancy
−$32.0K −$2.73/SF
EGI
$272.4K $23.31/SF
− OpEx
−$108.9K −$9.32/SF
NOI
$163.4K $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%
$3,268,220
Cap Rate 7%
$2,334,443
Cap Rate 9%
$1,815,678
Alternative Uses
Best Use
Healthcare Medical
$2.33M
$2.04M – $2.72M
NOI $163,411 @ 7.0% cap · market cap 5.19%
Second Best
Office B
$2.07M
$1.81M – $2.41M
NOI $144,635 @ 7.0% cap · market cap 4.59%
Theoretical Best
Office A
$3.83M
$3.35M – $4.46M
NOI $267,843 @ 7.0% cap · market cap 8.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
860
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 33952, FL
32,084
Population
17,682
Households
1.8
Avg Household Size
52
Median Age
20%
College-Educated
88%
High-School Grad
11.0 sq mi
ZIP Area
2,917
Density / Sq Mi
$56,117
Median Household Income
$33,999
Median Earnings
$1,249
Median Rent
$224,900
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?
Medical Office Space - Move-in ready medical office in established Port Charlotte medical corridor.
Where is this medical office space located?
The property is located at 21942 Edgewater Dr Port Charlotte, FL.
What is the asking price?
The asking price for this property is $3,150,000.
What are key features of this property?
This property features: Move‑in ready, fully built‑out medical office space.; Prime location in Port Charlotte's established medical corridor, close to hospitals, retail, and US‑41.; Waterfront views from canal‑front property.
