Medical Office Condo on
For Sale
Contact for pricing
2400 Harbor Blvd, Port Charlotte, FL 33952
Fully built-out medical office condo in Port Charlotte's medical corridor.
Property Size3,108 SF
Price / SF$209.14
Days on Market177
Property Features for 2400 Harbor Blvd
General Information
Standard status
Active
Size
3,108 SF
Class
C
Property subtype
Office
Zoning
OMI
Building Details
Year Built
1979
Stories
1
Units
2
Listing Agency:
Keller Williams Peace River
Listed By:
Danny Nix · License #Bk3307013
Source:
Crexi
Added: Mar 10
Changed: Aug 27
Last Checked: Aug 31 at 6:36AM
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 Keller Williams Peace River
Investment Insights
Based on property information with market context.
This is an exceptional opportunity to purchase a fully built-out medical office condominium in a well-located professional complex along Harbor Blvd. The combined Units 21 and 22 space is thoughtfully designed for medical or healthcare operations and offers an efficient layout ready for immediate occupancy. The 3,108 square foot suite features 6 wet exam rooms, 7 nurse stations, 1 private physician office, and 2 large double-desk administrative offices. The layout also includes a staff breakroom and 5 bathrooms, including a private restroom for the physician. A private rear entrance for the doctor allows discreet access separate from patient traffic. Recent property improvements include a new HVAC system installed in 2023 and a newer roof. The space is also equipped with a modern monitored surveillance system. The professional complex includes a communal storage area onsite for additional operational convenience. Located in the heart of Port Charlotte’s medical and professional corridor on Harbor Blvd, the property offers excellent access to US-41 (Tamiami Trail) and surrounding healthcare providers, retail, and residential neighborhoods. It is ideal for a medical practice, specialty clinic, urgent care, therapy practice, or healthcare services.
Key Highlights
- Fully built‑out medical office condo ready for immediate occupancy.
- Prime location on Harbor Blvd in Port Charlotte's medical and professional corridor with excellent access to US‑41.
- Efficient layout with 6 wet exam rooms, 7 nurse stations, 1 private physician office, and 2 large administrative offices.
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
$43,461
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
6.69%
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%
$869,220
$869.2K
Cap Rate 7%
$620,871
$620.9K
Cap Rate 9%
$482,900
$482.9K
Market Conditions
NOI Build-Up for 3,108 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
$80.9K $26.04/SF
− Vacancy
−$8.5K −$2.73/SF
EGI
$72.4K $23.31/SF
− OpEx
−$29.0K −$9.32/SF
NOI
$43.5K $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%
$869,220
Cap Rate 7%
$620,871
Cap Rate 9%
$482,900
Alternative Uses
Best Use
Healthcare Medical
$620.9K
$543.3K – $724.4K
NOI $43,461 @ 7.0% cap · market cap 6.69%
Second Best
Office B
$549.5K
$480.8K – $641.1K
NOI $38,467 @ 7.0% cap · market cap 5.92%
Theoretical Best
Office A
$1.02M
$890.4K – $1.19M
NOI $71,235 @ 7.0% cap · market cap 10.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,455
Businesses Nearby
Under-served
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 - Fully built-out medical office condo in Port Charlotte's medical corridor.
Where is this medical office space located?
The property is located at 2400 Harbor Blvd 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: Fully built‑out medical office condo ready for immediate occupancy.; Prime location on Harbor Blvd in Port Charlotte's medical and professional corridor with excellent access to US‑41.; Efficient layout with **6 wet exam rooms**, **7 nurse stations**, 1 private physician office, and 2 large administrative offices.
