Assisted Living Facility with
New
For Sale
$2,950,000
26563 SANDHILL Boulevard, Punta Gorda, FL 33983
Commercial Sale, PUNTA GORDA, FL
Property Size12,825 SF
Lot Size2.85 Acres
Price / SF$230.02
Days on Market1
Property Features for 26563 SANDHILL Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
RMF15
Window features
Shutters, Aluminum Frames
Accessibility
Accessible Approach with Ramp
Appliances
Dishwasher, Dryer, Refrigerator, Washer
Subdivision
PUNTA GORDA ISLES SEC 23
Lot features
Corner Lot, Landscaped, Neighbourhood, Oversized Lot, Paved
Directions
From I-75, take Exit 170 (Kings Highway / CR 769). Head east on Kings Highway. Turn left onto Sandhill Boulevard in the Deep Creek area. Continue on Sandhill Blvd. to 26563 Sandhill Blvd., the location of Alder Terrace Adult Care Center.
Standard status
Active
APN
402309227006
Size
12,825 SF
Lot size
2.85 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PGI 023 0651 0013 PUNTA GORDA ISLES SEC23 BLK651 LTS 13 & 14 731/1258-59 875/11209/1281 (PET#93-8) 1274/1899 1306/262 1360/904 E1361/1700 E1356/862 E1391/2200 2939/1134 4411/1667 3200301
Tax Annual Amount
25163
Legal Description
PGI 023 0651 0013 PUNTA GORDA ISLES SEC23 BLK651 LTS 13 & 14 731/1258-59 875/11209/1281 (PET#93-8) 1274/1899 1306/262 1360/904 E1361/1700 E1356/862 E1391/2200 2939/1134 4411/1667 3200301
Utilities
Utilities
Electricity Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
solar panels
screened porch areas
commercial irrigation
backup generator
fire monitoring system
Building Details
Year built
1995
Floors in Building
1
Flooring type
Concrete, Tile - Ceramic
Building materials
Concrete
Roof type
Shingle, Metal
Additional Structures
Outbuilding
Listing Agency:
BUCKEYE REALTY LLC
Listed By:
Terry Yonker · License #3318929
(407) 476-7935
Added: Oct 14
Last Checked: Oct 14 at 6:06PM
MLS# O6446780
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.
An operating assisted living facility in Punta Gorda includes 20 bedrooms and 8 bathrooms, along with a standalone 625-square-foot pavilion and screened porch areas. The property also has extensive paved areas, commercial irrigation, solar panels, and a commercial backup generator with transfer switches. Capital improvements include LP gas piping and an upgraded fire monitoring system.
The facility is reported at 95% occupancy, with some rooms reserved for short-term stays. RMF15 zoning is listed at 15 units per acre. The property is served by Charlotte County municipal water and sewer and includes three adjacent vacant lots. The main building dates to 1995; a metal roof was installed in 2019.
The facility is reported at 95% occupancy, with some rooms reserved for short-term stays. RMF15 zoning is listed at 15 units per acre. The property is served by Charlotte County municipal water and sewer and includes three adjacent vacant lots. The main building dates to 1995; a metal roof was installed in 2019.
Key Highlights
- Operating adult care facility with 20 bedrooms and 8 bathrooms
- 95% occupancy, with rooms held open for short‑term stays
- Three adjacent vacant lots included; RMF15 zoning at 15 units/acre
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$113,227
Cap Rate
3.84%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$2,264,540
$2.3M
Cap Rate 7%
$1,617,529
$1.6M
Cap Rate 9%
$1,258,078
$1.3M
Market Conditions
NOI Build-Up for 12,825 SF
Gross rent
$257.0K $20.04/SF
− Vacancy
−$51.1K −$3.99/SF
EGI
$205.9K $16.05/SF
− OpEx
−$92.6K −$7.22/SF
NOI
$113.2K $8.83/SF
Area
Charlotte County, FL
Vacancy
19.90%
Lease Rate
$20.04 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$2,264,540
Cap Rate 7%
$1,617,529
Cap Rate 9%
$1,258,078
Alternative Uses
Best Use
Apartment 5plus
$1.62M
$1.42M – $1.89M
NOI $113,227 @ 7.0% cap · market cap 3.84%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.20M
$3.67M – $4.90M
NOI $293,949 @ 7.0% cap · market cap 9.96%
Zoning and permitted uses should be independently verified with authorities.
How Realmo checks its estimates
Property Analytics
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Open Analytics
Current Use
Lease Details
95%
Occupancy
Turnkey business
Opportunity
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
43
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
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
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Cap Rate, Value Estimation, Potential NOI and more
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Similar Off Market Nearby
- Kimberly Place — 26315 Northern Cross Rd #6335, Punta Gorda, FL 33983
- Alder Terrace Adult Care Center — 26563 Sandhill Blvd, Punta Gorda, FL 33983
- Young At Heart Adult Care Center — 26563 Sandhill Blvd, Punta Gorda, FL 33983
Frequently Asked Questions
What type of property is this?
Assisted living facility - Operating adult care property with solar power, public water and sewer, and three adjacent vacant lots.
Where is this assisted living facility located?
The property is located at 26563 SANDHILL Boulevard Punta Gorda, FL.
What is the asking price?
The asking price for this property is $2,950,000.
What are key features of this property?
This property features: Operating adult care facility with 20 bedrooms and 8 bathrooms; 95% occupancy, with rooms held open for short‑term stays; Three adjacent vacant lots included; RMF15 zoning at 15 units/acre
