Multi-Unit Industrial
New
For Sale
$799,900
23064 HARBORVIEW ROAD #O, Port Charlotte, FL 33980
IG-zoned warehouse configured for multiple commercial occupants and flexible owner-user use.
Property Size8,800 SF
Price / SF$90.90
Days on Market4
Property Features for 23064 HARBORVIEW ROAD #O
General Information
Standard status
Active
Size
8,800 SF
Property subtype
Warehouse
Zoning
IG
Additional Details
Warehouse Space
8,800 SF
Amenities
0.39 acres, Industrial Park
Metal
Public Sewer
Additional parcels description:, Parcel Number: 402225151017, Public Survey Range: 22, Public Survey Section: 25, Annual Amount: $12,618, Tax Book Number: 1-11, Legal Description: ZZZ 254022 P5-1-1 25-40-22 P5-1-1 0.39 AC. M/L TH N 295.06 FT OF S 620 FT OF E 57.48 FT OF W1/2 OF SW1/4 OF NW1/4 AKA P5-1-1 406/227 413/599 420/703 435/965453/119&121&965 481/885 658/1665 PR82-616 1042-265 3991/1056, Year: 2025, Zoning: IG
Concrete
Listing ID: MFRC7530241, Standard Status: Active, MLS Status: Active, Property Subtype: Warehouse, On market as of 2026-09-03, Special Conditions: None
Built in 1973, Living area: 8800, Living area units: Square Feet, Building faces West, Construction Materials: Metal Frame, Metal Siding
Subdivision: ACREAGE, MLS Area (Major): 33980 - Port Charlotte, County/Parish: Charlotte
Water Connected, Water Source: Public
Slab
Frontage Type: Business District, Road Surface: Paved
Building Details
Year Built
1973
Buildings
1
Building Size
8,800 SF
Listing Agency:
THOMAS RYAN REAL ESTATE MANAGE
(941) 833-4777
Listed By:
Shannon Gadbois · License #3117319
Source:
Miharaandassociates
Added: Sep 3
Changed: Sep 5
Last Checked: Sep 5 at 5:52AM
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 THOMAS RYAN REAL ESTATE MANAGE
Investment Insights
Based on property information with market context.
This approximately 8,800-square-foot industrial warehouse was built in 1973 and is configured as seven individual units, including one double unit. The layout supports separate occupancy across multiple spaces, with two bathrooms serving the building. IG (Industrial General) zoning allows a range of industrial and commercial uses.
The property is positioned near the intersection of Kings Highway and Harborview Road, providing a visible setting with access from Harborview Road. Its multi-unit configuration accommodates owner-user occupancy, leasing to multiple businesses, or a combination of both.
The property is positioned near the intersection of Kings Highway and Harborview Road, providing a visible setting with access from Harborview Road. Its multi-unit configuration accommodates owner-user occupancy, leasing to multiple businesses, or a combination of both.
Key Highlights
- Approximately 8,800 square feet of industrial warehouse space
- Seven individual units, including one double unit
- IG (Industrial General) zoning
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
$68,006
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
8.50%
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%
$1,360,120
$1.4M
Cap Rate 7%
$971,514
$971.5K
Cap Rate 9%
$755,622
$755.6K
Market Conditions
NOI Build-Up for 8,800 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
$105.6K $12.00/SF
− Vacancy
−$8.4K −$0.96/SF
EGI
$97.2K $11.04/SF
− OpEx
−$29.1K −$3.31/SF
NOI
$68.0K $7.73/SF
Area
Charlotte County, FL
Vacancy
8.00%
Lease Rate
$12.00 /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%
$1,360,120
Cap Rate 7%
$971,514
Cap Rate 9%
$755,622
Alternative Uses
Best Use
Warehouse
$1.18M
$1.03M – $1.38M
NOI $82,579 @ 7.0% cap · market cap 10.32%
Second Best
Flex RnD
$1.12M
$981.3K – $1.31M
NOI $78,507 @ 7.0% cap · market cap 9.81%
Theoretical Best
Office A
$2.88M
$2.52M – $3.36M
NOI $201,696 @ 7.0% cap · market cap 25.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
987
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33980, FL
11,762
Population
8,108
Households
1.5
Avg Household Size
63
Median Age
21%
College-Educated
92%
High-School Grad
9.2 sq mi
ZIP Area
1,278
Density / Sq Mi
$61,871
Median Household Income
$33,365
Median Earnings
$1,216
Median Rent
$221,200
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Warehouse - IG-zoned warehouse configured for multiple commercial occupants and flexible owner-user use.
Where is this warehouse located?
The property is located at 23064 HARBORVIEW ROAD #O Port Charlotte, FL.
What is the asking price?
The asking price for this property is $799,900.
What are key features of this property?
This property features: Approximately 8,800 square feet of industrial warehouse space; Seven individual units, including one double unit; IG (Industrial General) zoning
