Corner Lot Office/Retail
For Sale
$650,000
23263 Harborview Rd, Port Charlotte, FL 33980
Office/retail space with parking and frontage road access.
Property Size3,440 SF
Price / SF$188.95
Days on Market168
Property Features for 23263 Harborview Rd
General Information
Standard status
Active
Size
3,440 SF
Building Details
Year Built
1969
Listing Agency:
KW PEACE RIVER PARTNERS
(941) 724-0080
Listed By:
Danny Nix · License #3307013
Source:
Whitesandsfl
Added: Mar 10
Changed: Aug 23
Last Checked: Aug 24 at 10:13AM
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 property features office and retail space situated on a corner lot. The open floor plan includes four offices and a restroom. Additionally, the building offers two garages or storage areas. The property benefits from its location on the corner of Harborview Road and Pinnacle Street, providing frontage road access. Its proximity to US41 and I-75 enhances accessibility. The property offers great parking.
Key Highlights
- High‑visibility corner lot location.
- Excellent parking and frontage road access.
- Close proximity to US41 and I‑75.
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
$42,576
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
6.55%
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%
$851,520
$851.5K
Cap Rate 7%
$608,229
$608.2K
Cap Rate 9%
$473,067
$473.1K
Market Conditions
NOI Build-Up for 3,440 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
$74.3K $21.60/SF
− Vacancy
−$17.5K −$5.10/SF
EGI
$56.8K $16.50/SF
− OpEx
−$14.2K −$4.13/SF
NOI
$42.6K $12.38/SF
Area
Charlotte County, FL
Vacancy
23.60%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$851,520
Cap Rate 7%
$608,229
Cap Rate 9%
$473,067
Alternative Uses
Best Use
Retail
$874.2K
$764.9K – $1.02M
NOI $61,194 @ 7.0% cap · market cap 9.41%
Second Best
Office B
$608.2K
$532.2K – $709.6K
NOI $42,576 @ 7.0% cap · market cap 6.55%
Theoretical Best
Office A
$1.13M
$985.6K – $1.31M
NOI $78,845 @ 7.0% cap · market cap 12.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
634
Businesses Nearby
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 Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Office/retail space with parking and frontage road access.
Where is this office units located?
The property is located at 23263 Harborview Rd Port Charlotte, FL.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: High‑visibility corner lot location.; Excellent parking and frontage road access.; Close proximity to US41 and I‑75.
