Multi-Tenant Retail
For Sale
$5,550,000
24420 SANDHILL BOULEVARD, Punta Gorda, FL 33983
Multi-tenant commercial center with 18 fully leased units across three buildings and recent roof, HVAC, and parking improvements.
Property Size27,391 SF
Price / SF$202.62
Days on Market42
Property Features for 24420 SANDHILL BOULEVARD
General Information
Standard status
Active
Size
27,391 SF
Property subtype
Mixed Use
Occupancy
100%
Financials
Cap Rate
6.5%
Business Included
Yes
Additional Details
Highway Access
Yes
Amenities
3.72 acres, Central Business District, City Limits, Landscaped, Near Public Transit, Shopping Center, Sidewalk, Street Lights, Paved
Membrane
Public Sewer
Additional parcels description:, Parcel Number: 402306428003, Public Survey Range: 23E, Public Survey Section: 06, Annual Amount: $58,027.7, Tax Book Number: 17-29, Legal Description: SCR 000 0000 0002 SANDHILL CROSSINGS LT 2 2434/901 RES2816/254 E3607/559 4471/754 SCR 000 0000 0003 SANDHILL CROSSINGS LT 3 2434/901 RES2816/254 E3607/559 4471/754, Lot: 2, Year: 2025, Zoning: PD
Rent Only
Central Air
Central
Listing ID: MFRC7528393, Standard Status: Active, MLS Status: Active, Property Subtype: Mixed Use, On market as of 2026-07-14, 1 day on market, Special Conditions: None
Common, Ground Level, Over 30 Spaces, Shared Parking
Built in 2005, Living area: 24507, Living area units: Square Feet, 1 storey, Levels: One, Construction Materials: Block
Subdivision: SANDHILL CROSSINGS, MLS Area (Major): 33983 - Punta Gorda, County/Parish: Charlotte
Completed
BB/HS Internet Capable, Electricity Available, Phone Available, Public, Water Connected, Water Source: Public, Separate Meters, 20 separate electric meters
Slab
Frontage Type: Business District, City Street, Road Responsibility: Public Maintained Road, Road Surface: Asphalt
Security Lights
Other equipment: Grease Trap
Building Details
Year Built
2005
Tenancy
Multi
Listing Agency:
KW PEACE RIVER PARTNERS
(941) 875-9060
Listed By:
Danny Nix · License #3307013
Source:
Miharaandassociates
Added: Jul 14
Changed: Aug 24
Last Checked: Aug 24 at 5:48AM
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.
Sandhill Commons is a well-maintained multi-tenant commercial center consisting of three buildings with 18 fully leased units. The property is offered for sale with occupancy that is described as fully leased, supporting ongoing income potential within the existing tenant base. Recent capital improvements include roof replacements, updated HVAC systems, parking lot resurfacing, and other property enhancements intended to reduce near-term capital requirements.
The center is located on Sandhill Boulevard in Punta Gorda, FL, with convenient access described to US-41, Kings Highway, and I-75.
BikeScore is listed as 45 (somewhat bikeable) and WalkScore as 10 (car-dependent), reflecting the area’s reliance on vehicles for access.
The center is located on Sandhill Boulevard in Punta Gorda, FL, with convenient access described to US-41, Kings Highway, and I-75.
BikeScore is listed as 45 (somewhat bikeable) and WalkScore as 10 (car-dependent), reflecting the area’s reliance on vehicles for access.
Key Highlights
- Multi‑tenant commercial center built in 2005 with 18 fully leased units across three buildings
- 6.5 CAP rate offering 100% occupancy with immediate stable cash flow (18 units fully leased)
- Recent improvements include roof replacements, updated HVAC systems, and parking lot resurfacing
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
$487,257
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
8.78%
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%
$9,745,140
$9.7M
Cap Rate 7%
$6,960,814
$7.0M
Cap Rate 9%
$5,413,967
$5.4M
Market Conditions
NOI Build-Up for 27,391 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
$719.8K $26.28/SF
− Vacancy
−$23.8K −$0.87/SF
EGI
$696.1K $25.41/SF
− OpEx
−$208.8K −$7.62/SF
NOI
$487.3K $17.79/SF
Area
Charlotte County, FL
Vacancy
3.30%
Lease Rate
$26.28 /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%
$9,745,140
Cap Rate 7%
$6,960,814
Cap Rate 9%
$5,413,967
Alternative Uses
Best Use
Retail
$6.96M
$6.09M – $8.12M
NOI $487,257 @ 7.0% cap · market cap 8.78%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$8.97M
$7.85M – $10.46M
NOI $627,802 @ 7.0% cap · market cap 11.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
358
Businesses Nearby
241k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 40%
Shops & Services 38%
Dining 21%
Electronics 1%
Walmart
Superstores
95,834 visits/mo
0.3 miles
RaceTrac
Shops & Services
48,680 visits/mo
0.1 miles
Culver's
Dining
20,064 visits/mo
0.3 miles
7-Eleven
Shops & Services
16,994 visits/mo
0.1 miles
Murphy USA
Shops & Services
16,204 visits/mo
0.2 miles
Demographics for 33983, FL
16,124
Population
9,114
Households
1.8
Avg Household Size
58
Median Age
22%
College-Educated
94%
High-School Grad
10.6 sq mi
ZIP Area
1,521
Density / Sq Mi
$67,705
Median Household Income
$36,748
Median Earnings
$1,357
Median Rent
$324,100
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- DEEP CREEK COMMONS — 24901 Sandhill Blvd, Punta Gorda, FL 33983
- Peachland Promenade — 24075 Peachland Blvd, Port Charlotte, FL 33954
Frequently Asked Questions
What type of property is this?
Shopping center - Multi-tenant commercial center with 18 fully leased units across three buildings and recent roof, HVAC, and parking improvements.
Where is this shopping center located?
The property is located at 24420 SANDHILL BOULEVARD Punta Gorda, FL.
What is the asking price?
The asking price for this property is $5,550,000.
What are key features of this property?
This property features: Multi‑tenant commercial center built in 2005 with 18 fully leased units across three buildings; 6.5 CAP rate offering 100% occupancy with immediate stable cash flow (18 units fully leased); Recent improvements include roof replacements, updated HVAC systems, and parking lot resurfacing
