Climate-Controlled Self-Storage
For Sale
$229,900
25155 AIRPORT Road, Punta Gorda, FL 33950
Commercial Sale, PUNTA GORDA, FL
Property Size1,296 SF
Lot Size9.83 Acres
Price / SF$177.39
Days on Market257
Property Features for 25155 AIRPORT Road
General Information
Property type
Commercial Sale
Property subtype
Other
Property condition
Under Construction
Zoning
CG
Subdivision
CORAL RDG UN 1
Directions
US 41 SOUTH.....RIGHT ON MARION AVENUE.....LEFT ON TAYLOR ROAD....RIGHT ON AIRPORT ROAD
Standard status
Active
APN
412317126000
Size
1,296 SF
Lot size
9.83 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
ZZZ 174123 P8 17 41 23 P-8 9.827A M/L BEG 1450 FT E & 25 FT S OF NW COR OF SEC 17 TH S 638FT E 540FT NE 400 FT NW 467FT W 538FT TO POB LESS N 15FT THEREOF 329/997 420/815 469/183 1140/1253 1603/4771823/1614 CD1832/1958 ODN2319/1451 OR2426/1118 ODN25
Tax Annual Amount
16762
Legal Description
ZZZ 174123 P8 17 41 23 P-8 9.827A M/L BEG 1450 FT E & 25 FT S OF NW COR OF SEC 17 TH S 638FT E 540FT NE 400 FT NW 467FT W 538FT TO POB LESS N 15FT THEREOF 329/997 420/815 469/183 1140/1253 1603/4771823/1614 CD1832/1958 ODN2319/1451 OR2426/1118 ODN25
Amenities
WiFi
security cameras
hosebibs
public bathrooms
dumpster
Building Details
Year built
2026
Number of units
125
Building materials
Block
Roof type
Metal
Additional Structures
Storage
Listing Agency:
RE/MAX ALLIANCE GROUP · RE/MAX International
(941) 639-1376
Listed By:
Gerald Hayes · License #625093
(941) 456-1155
Added: Dec 15, 2025
Changed: Aug 24
Last Checked: Aug 29 at 9:06AM
MLS# C7519072
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 pre-construction self-storage development is planned for completion in 2026 and includes 12 buildings with 125 total units. The offering is unit D-1 in Building D, measuring 1,296 square feet with a 54-foot depth and 24-foot width. Each unit includes an air-conditioned interior, an 18-foot ceiling, and a hurricane-rated garage door measuring 16 feet wide by 14 feet high. Block construction and a metal roof are planned for the facility.
The 9.83-acre property is located at 25155 Airport Road in Punta Gorda, near the intersection of Airport Road and Taylor Road and close to downtown Punta Gorda. Building placement provides 72 feet of separation for vehicle and trailer maneuvering. Planned site features include a security gate, security cameras, WiFi, hosebibs, public bathrooms, and a dumpster. Phase I is designed for 79 units, with an additional 46 units in Phase II.
The 9.83-acre property is located at 25155 Airport Road in Punta Gorda, near the intersection of Airport Road and Taylor Road and close to downtown Punta Gorda. Building placement provides 72 feet of separation for vehicle and trailer maneuvering. Planned site features include a security gate, security cameras, WiFi, hosebibs, public bathrooms, and a dumpster. Phase I is designed for 79 units, with an additional 46 units in Phase II.
Key Highlights
- 1,296‑square‑foot unit D‑1 in Building D
- 54 feet long by 24 feet wide
- 16‑foot‑wide by 14‑foot‑high hurricane‑rated garage door
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
$13,232
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
5.76%
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%
$264,640
$264.6K
Cap Rate 7%
$189,029
$189.0K
Cap Rate 9%
$147,022
$147.0K
Market Conditions
NOI Build-Up for 1,296 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
$20.2K $15.60/SF
− Vacancy
−$1.3K −$1.01/SF
EGI
$18.9K $14.59/SF
− OpEx
−$5.7K −$4.38/SF
NOI
$13.2K $10.21/SF
Area
Charlotte County, FL
Vacancy
6.50%
Lease Rate
$15.60 /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%
$264,640
Cap Rate 7%
$189,029
Cap Rate 9%
$147,022
Alternative Uses
Best Use
Self Storage
$189.0K
$165.4K – $220.5K
NOI $13,232 @ 7.0% cap · market cap 5.76%
Second Best
Warehouse
$173.7K
$152.0K – $202.7K
NOI $12,162 @ 7.0% cap · market cap 5.29%
Theoretical Best
Office A
$424.3K
$371.3K – $495.1K
NOI $29,704 @ 7.0% cap · market cap 12.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
18 ft
Clear height
1
Drive-in doors
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
217
Businesses Nearby
Explore this area
Business Placement
Demographics for 33950, FL
24,984
Population
16,748
Households
1.5
Avg Household Size
66
Median Age
36%
College-Educated
95%
High-School Grad
17.8 sq mi
ZIP Area
1,404
Density / Sq Mi
$74,484
Median Household Income
$46,032
Median Earnings
$1,192
Median Rent
$393,500
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Pre-construction ownership units provide air-conditioned storage with shared facility amenities.
Where is this self storage facility located?
The property is located at 25155 AIRPORT Road Punta Gorda, FL.
What is the asking price?
The asking price for this property is $229,900.
What are key features of this property?
This property features: 1,296‑square‑foot unit D‑1 in Building D; 54 feet long by 24 feet wide; 16‑foot‑wide by 14‑foot‑high hurricane‑rated garage door
