Multi-Tenant Shopping
For Sale
$5,550,000
24420 SANDHILL Boulevard, Punta Gorda, FL 33983
Commercial Sale, PUNTA GORDA, FL
Property Size24,507 SF
Lot Size3.72 Acres
Price / SF$226.47
Days on Market44
Property Features for 24420 SANDHILL Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
PD
Security features
Security Lighting
Subdivision
SANDHILL CROSSINGS
Lot features
Central Business District, City Limits, Landscaped, Near Public Transit, Shopping Center, Sidewalk, Street Lights, Paved
Directions
Driving Directions (Northbound): From US-41 (Tamiami Trail), head north and turn right onto Sandhill Boulevard. Continue approximately 2 miles. Sandhill Commons will be on your right at 24420 Sandhill Blvd. Driving Directions (Southbound): From I-75, take Exit 170 (Kings Highway) and head south on Kings Highway. Turn right onto Sandhill Boulevard and continue west approximately 1 mile. Sandhill Commons will be on your left at 24420 Sandhill Blvd.
Standard status
Active
APN
402306428003
Size
24,507 SF
Lot size
3.72 Acres
Taxes and HOA fees
Tax Year
2025
Tax 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
Tax Annual Amount
58028
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
Utilities
Utilities
Phone Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2005
Floors in Building
1
Number of units
18
Building materials
Block
Roof type
Membrane
Listing Agency:
KW PEACE RIVER PARTNERS · Keller Williams Realty
(941) 875-9060
Listed By:
Danny Nix · License #3307013
(941) 724-0080
Added: Jul 13
Changed: Aug 24
Last Checked: Aug 25 at 5:06AM
MLS# C7528393
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 shopping center comprises 24,507 square feet across three buildings on 3.72 acres. The property contains 18 fully leased units and is zoned PD. Block construction, membrane roofing, central heating, and central air serve the improvements. Recent work includes roof replacements, HVAC updates, parking lot resurfacing, and other property enhancements. Public water and public sewer are available, with phone service also identified.
The center is located at 24420 Sandhill Boulevard in Punta Gorda, Florida, with access to US-41, Kings Highway, and I-75. The property reports 100% occupancy and a 6.5 CAP rate, offering an established multi-tenant commercial configuration for an investment acquisition or 1031 exchange.
The center is located at 24420 Sandhill Boulevard in Punta Gorda, Florida, with access to US-41, Kings Highway, and I-75. The property reports 100% occupancy and a 6.5 CAP rate, offering an established multi-tenant commercial configuration for an investment acquisition or 1031 exchange.
Key Highlights
- 24,507‑square‑foot shopping center on 3.72 acres
- 18 fully leased units across three buildings
- 100% occupancy and a 6.5 CAP rate
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
$435,953
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
7.86%
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%
$8,719,060
$8.7M
Cap Rate 7%
$6,227,900
$6.2M
Cap Rate 9%
$4,843,922
$4.8M
Market Conditions
NOI Build-Up for 24,507 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
$644.0K $26.28/SF
− Vacancy
−$21.3K −$0.87/SF
EGI
$622.8K $25.41/SF
− OpEx
−$186.8K −$7.62/SF
NOI
$436.0K $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%
$8,719,060
Cap Rate 7%
$6,227,900
Cap Rate 9%
$4,843,922
Alternative Uses
Best Use
Retail
$6.23M
$5.45M – $7.27M
NOI $435,953 @ 7.0% cap · market cap 7.86%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$8.02M
$7.02M – $9.36M
NOI $561,700 @ 7.0% cap · market cap 10.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
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 - Three-building retail center with leased suites, recent building upgrades, and public water and sewer service.
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: 24,507‑square‑foot shopping center on 3.72 acres; 18 fully leased units across three buildings; 100% occupancy and a 6.5 CAP rate
