Climate-Controlled Corner
New
For Sale
$245,000
25390 Fortran Drive, Punta Gorda, FL 33950
CommercialSale, Punta Gorda, FL
Property Size1,300 SF
Lot Size0.09 Acres
Price / SF$188.46
Days on Market2
Property Features for 25390 Fortran Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
BR01 - Babcock Ranch
Standard status
Active
APN
412317653001
Lot size
0.09 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
CT4 000 000A 00A1 CONDOMINIUM TOY STORAGE IV BLDG A UN A1 4376/2124 4379/2026 3540503
Tax Annual Amount
3072
Legal Description
CT4 000 000A 00A1 CONDOMINIUM TOY STORAGE IV BLDG A UN A1 4376/2124 4379/2026 3540503
Amenities
climate controlled
gated
corner unit
Building Details
Year built
2018
Floors in Building
1
Listing Agency:
John R. Wood Properties
(239) 333-2411
Listed By:
Dan Barrile · License #308003517
(239) 850-2185
Added: Sep 8
Changed: Sep 9
Last Checked: Sep 9 at 7:06PM
MLS# 2026037888
Copyright © 2026 Florida Gulf Coast Multiple Listing Service, Inc. 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 2018 corner warehouse unit provides 1,300 square feet of fully climate-controlled space in a gated commercial setting. The layout offers added maneuverability for storing vehicles, equipment, or collection-related materials, while the enclosed environment helps limit exposure to Florida’s bright sun.
The property is located at 25390 Fortran Drive in Punta Gorda, within Charlotte County. Its configuration supports a range of storage and private workspace applications, including boats, motorcycles, RVs, car collections, and hobbies requiring a controlled interior environment.
The property is located at 25390 Fortran Drive in Punta Gorda, within Charlotte County. Its configuration supports a range of storage and private workspace applications, including boats, motorcycles, RVs, car collections, and hobbies requiring a controlled interior environment.
Key Highlights
- 1,300 square feet of fully climate‑controlled interior space
- Corner‑unit configuration provides additional maneuverability
- Gated setting supports controlled access and secure storage
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
$12,199
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
4.98%
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%
$243,980
$244.0K
Cap Rate 7%
$174,271
$174.3K
Cap Rate 9%
$135,544
$135.5K
Market Conditions
NOI Build-Up for 1,300 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
$15.6K $12.00/SF
− Vacancy
−$1.2K −$0.96/SF
EGI
$14.4K $11.04/SF
− OpEx
−$2.2K −$1.66/SF
NOI
$12.2K $9.38/SF
Area
Charlotte County, FL
Vacancy
8.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
15.00%
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%
$243,980
Cap Rate 7%
$174,271
Cap Rate 9%
$135,544
Alternative Uses
Best Use
Retail
$330.4K
$289.1K – $385.4K
NOI $23,126 @ 7.0% cap · market cap 9.44%
Second Best
Warehouse
$174.3K
$152.5K – $203.3K
NOI $12,199 @ 7.0% cap · market cap 4.98%
Theoretical Best
Office A
$425.7K
$372.5K – $496.6K
NOI $29,796 @ 7.0% cap · market cap 12.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
115
Businesses Nearby
Well-served
Demand for This Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Warehouse - Gated commercial unit suited to vehicle storage, equipment, or private hobby workspace.
Where is this warehouse located?
The property is located at 25390 Fortran Drive Punta Gorda, FL.
What is the asking price?
The asking price for this property is $245,000.
What are key features of this property?
This property features: 1,300 square feet of fully climate‑controlled interior space; Corner‑unit configuration provides additional maneuverability; Gated setting supports controlled access and secure storage
