Seven-Unit Retail Strip
For Sale
$1,999,000
3231 Tamiami Trail, Port Charlotte, FL 33952
CommercialSale, Port Charlotte, FL
Property Size7,000 SF
Lot Size0.65 Acres
Price / SF$285.57
Days on Market60
Property Features for 3231 Tamiami Trail
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning description
CG
Directions
Tamiami Trail South bound across from Winn Dixie plaza.
Subdivision
OA01 - Out of Area
Standard status
Active
APN
402222179002
Lot size
0.65 Acres
Taxes and HOA fees
Tax Year
2023
Tax Description
PCH 002 014F 0021
Tax Annual Amount
7516
Legal Description
PCH 002 014F 0021
Building Details
Year built
1960
Floors in Building
1
Listing Agency:
Five Star Realty of Charlotte
(941) 637-6116
Listed By:
Catherine Sanders · License #274500107
(941) 637-6116
Added: Jul 1
Changed: Aug 26
Last Checked: Aug 29 at 6:06PM
MLS# 2026028516
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.
Built in 1960, this strip mall includes seven fully leased retail units, with each suite measuring 1,000 square feet. The improvements occupy 0.65 acres along the southbound side of U.S. 41 in Port Charlotte, Florida.
The property sits directly across from the anticipated Promenades at Parkside development, planned to include housing, boutique shops, dining, and entertainment. Charlotte Harbor is located just minutes away, adding a nearby waterfront destination to the surrounding context.
The property sits directly across from the anticipated Promenades at Parkside development, planned to include housing, boutique shops, dining, and entertainment. Charlotte Harbor is located just minutes away, adding a nearby waterfront destination to the surrounding context.
Key Highlights
- Seven fully leased retail units, each measuring 1,000 square feet
- 0.65‑acre commercial site along southbound U.S. 41
- Built in 1960
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
$124,523
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
6.23%
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%
$2,490,460
$2.5M
Cap Rate 7%
$1,778,900
$1.8M
Cap Rate 9%
$1,383,589
$1.4M
Market Conditions
NOI Build-Up for 7,000 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
$184.0K $26.28/SF
− Vacancy
−$6.1K −$0.87/SF
EGI
$177.9K $25.41/SF
− OpEx
−$53.4K −$7.62/SF
NOI
$124.5K $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%
$2,490,460
Cap Rate 7%
$1,778,900
Cap Rate 9%
$1,383,589
Alternative Uses
Best Use
Retail
$1.78M
$1.56M – $2.08M
NOI $124,523 @ 7.0% cap · market cap 6.23%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.29M
$2.01M – $2.67M
NOI $160,440 @ 7.0% cap · market cap 8.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,841
Businesses Nearby
113k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 39%
Dining 33%
Apparel 15%
Home Improvements & Furnishings 9%
McDonald's
Dining
31,148 visits/mo
0.1 miles
Bealls
Apparel
17,023 visits/mo
0.2 miles
7-Eleven
Shops & Services
14,065 visits/mo
0.3 miles
Sunshine Ace Hardware Inc
Home Improvements & Furnishings
8,470 visits/mo
0.4 miles
Shell
Shops & Services
7,840 visits/mo
0.2 miles
Demographics for 33952, FL
32,084
Population
17,682
Households
1.8
Avg Household Size
52
Median Age
20%
College-Educated
88%
High-School Grad
11.0 sq mi
ZIP Area
2,917
Density / Sq Mi
$56,117
Median Household Income
$33,999
Median Earnings
$1,249
Median Rent
$224,900
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Strip mall - All storefronts are leased along the southbound side of U.S. 41.
Where is this strip mall located?
The property is located at 3231 Tamiami Trail Port Charlotte, FL.
What is the asking price?
The asking price for this property is $1,999,000.
What are key features of this property?
This property features: Seven fully leased retail units, each measuring 1,000 square feet; 0.65‑acre commercial site along southbound U.S. 41; Built in 1960
