Commercial Warehouse in Prime
For Sale
$899,000
Pending
4415 CHURCH St, Port Charlotte, FL 33980
6,300+ sqft warehouse near US 41 and I-75.
Property Size2,264 SF
Days on Market113
Property Features for 4415 CHURCH St
General Information
Standard status
Pending
Size
2,264 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$10,968
Building Details
Building Size
2,264 SF
Year Built
1974
Stories
1
Listing Agency:
Re/Max Harbor Realty
(941) 380-6677
Listed By:
J. Lyn Bevis · License #306174
(941) 380-6677
Source:
Elliman
Added: Apr 24
Changed: Aug 8
Last Checked: Aug 7 at 3:03AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Re/Max Harbor Realty
Investment Insights
Based on property information with market context.
This commercial warehouse, featuring 6,300+ square feet of space, is located in a prime area of Charlotte Harbor, situated on the corner of Church Street and Harper Avenue, just off of US 41 (Tamiami Trail). The property features secure storage with fencing, office space, and ample parking. It was recently used as a roofing company. The location is within 8.5 miles of I-75 Exit 167 Harborview Road and less than 10 miles from the Punta Gorda Airport, offering numerous possibilities for commercial needs.
Key Highlights
- 6,300+ sq ft Commercial Warehouse in Prime Charlotte Harbor Location
- Conveniently located just off US 41 (Tamiami Trail)
- Secure fenced storage and ample parking
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
$59,119
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
6.58%
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%
$1,182,380
$1.2M
Cap Rate 7%
$844,557
$844.6K
Cap Rate 9%
$656,878
$656.9K
Market Conditions
NOI Build-Up for 6,300 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
$75.6K $12.00/SF
− Vacancy
−$6.0K −$0.96/SF
EGI
$69.6K $11.04/SF
− OpEx
−$10.4K −$1.66/SF
NOI
$59.1K $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%
$1,182,380
Cap Rate 7%
$844,557
Cap Rate 9%
$656,878
Alternative Uses
Best Use
Warehouse
$844.6K
$739.0K – $985.3K
NOI $59,119 @ 7.0% cap · market cap 6.58%
Second Best
Industrial
$695.5K
$608.6K – $811.4K
NOI $48,686 @ 7.0% cap · market cap 5.42%
Theoretical Best
Office A
$2.06M
$1.80M – $2.41M
NOI $144,396 @ 7.0% cap · market cap 16.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
752
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33980, FL
11,762
Population
8,108
Households
1.5
Avg Household Size
63
Median Age
21%
College-Educated
92%
High-School Grad
9.2 sq mi
ZIP Area
1,278
Density / Sq Mi
$61,871
Median Household Income
$33,365
Median Earnings
$1,216
Median Rent
$221,200
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Extra Space Storage — 4536 Tamiami Trl, Port Charlotte, FL 33980
- Curry Moving & Storage, Inc. — 4456 Tamiami Trl A9, Punta Gorda, FL 33980
- Store at the yard — 23016 Harbor View Rd, Port Charlotte, FL 33980
- Storage Sense - Port Charlotte — 23227 Freedom Ave, Port Charlotte, FL 33980
- Extra Space Storage — 23215 Harbor View Rd, Punta Gorda, FL 33980
Frequently Asked Questions
What type of property is this?
Warehouse - 6,300+ sqft warehouse near US 41 and I-75.
Where is this warehouse located?
The property is located at 4415 CHURCH St Port Charlotte, FL.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: 6,300+ sq ft Commercial Warehouse in Prime Charlotte Harbor Location; Conveniently located just off US 41 (Tamiami Trail); Secure fenced storage and ample parking
