Fully Built-Out Medical Office
For Sale
$3,150,000
Pending
21942 EDGEWATER Drive, Port Charlotte, FL 33952
Commercial Sale, PORT CHARLOTTE, FL
Property Size11,686 SF
Lot Size1.23 Acres
Days on Market129
Property Features for 21942 EDGEWATER Drive
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
MU
Subdivision
PORT CHARLOTTE SEC 25 TR A P2 0
Directions
From US-41 Northbound: Travel south on US-41 (Tamiami Trail) toward Port Charlotte. Turn left onto Edgewater Drive. Continue approximately 0.5 miles, and the property will be located on the right-hand side. From US-41 Southbound: Travel north on US-41 (Tamiami Trail) through Port Charlotte. Turn right onto Edgewater Drive. Continue approximately 0.5 miles, and the property will be located on the right-hand side.
Standard status
Pending
APN
402226181003
Size
11,686 SF
Lot size
1.23 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PCH 025 0000 00TA PORT CHARLOTTE SEC25 TR A 1.23A BGN SWLY CRNR SD TRACT A BLOCK 2102 THNC RUN NW ALG WLY LN SD TRACT A BLOCK 2102 FOR A DIST 189.64 FT THNC RUN E FDR A DIST 47.01 FT THNC RUN N FOR A DIST 69.61 FT THNC RUN E FOR A DIST 12.50 FT THNC RUN N A DIST OF 22.78
Tax Annual Amount
29372
Legal Description
PCH 025 0000 00TA PORT CHARLOTTE SEC25 TR A 1.23A BGN SWLY CRNR SD TRACT A BLOCK 2102 THNC RUN NW ALG WLY LN SD TRACT A BLOCK 2102 FOR A DIST 189.64 FT THNC RUN E FDR A DIST 47.01 FT THNC RUN N FOR A DIST 69.61 FT THNC RUN E FOR A DIST 12.50 FT THNC RUN N A DIST OF 22.78
Utilities
Utilities
Phone Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water front
1
Building Details
Year built
2004
Floors in Building
1
Building materials
Block, Concrete, Stucco
Listing Agency:
KW PEACE RIVER PARTNERS · Keller Williams Realty
(941) 875-9060
Listed By:
Danny Nix · License #3307013
(941) 724-0080
Added: May 19
Changed: Sep 24
Last Checked: Sep 24 at 5:06PM
MLS# C7526459
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 11,686-square-foot medical office property occupies a 1.23-acre site and was built in 2004. The interior includes 14 private offices, 13 exam rooms with 3 wet rooms, two waiting areas, reception seating for up to 30 patients, a board room, large lab, lab draw room, physical therapy office, and several storage areas. A staff kitchen and breakroom provide four ovens, two microwaves, a dishwasher, and substantial cabinetry. Block, concrete, and stucco construction is served by central heating, central air, public sewer, and phone availability.
Located at 21942 Edgewater Drive in Port Charlotte, the property fronts a canal and offers waterfront views. The site is within an established medical corridor near hospitals, medical offices, retail, restaurants, US-41, and other area amenities. MU zoning supports the property’s existing medical-office configuration.
Located at 21942 Edgewater Drive in Port Charlotte, the property fronts a canal and offers waterfront views. The site is within an established medical corridor near hospitals, medical offices, retail, restaurants, US-41, and other area amenities. MU zoning supports the property’s existing medical-office configuration.
Key Highlights
- 11,686‑square‑foot medical office on 1.23 acres
- 14 private offices and 13 exam rooms, including 3 wet rooms
- Reception and waiting area accommodates up to 30 patients
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
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Current Use
Lease Details
Yes
Highway access
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Configured healthcare facility with private offices, exam rooms, laboratory areas, therapy space, and multiple support rooms.
Where is this medical office space located?
The property is located at 21942 EDGEWATER Drive 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: 11,686‑square‑foot medical office on 1.23 acres; 14 private offices and 13 exam rooms, including 3 wet rooms; Reception and waiting area accommodates up to 30 patients
