Corner Commercial
New
For Sale
$899,000
4415 CHURCH, Port Charlotte, FL 33980
Warehouse property with secured outdoor storage, office space, fencing, and substantial on-site parking near US 41.
Property Size2,264 SF
Price / SF$142.70
Days on Market2
Property Features for 4415 CHURCH
General Information
Standard status
Active
Size
2,264 SF
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Additional Details
Warehouse Space
6,300 SF
Taxes and HOA fees
Annual Taxes
$10,968
Building Details
Building Size
2,264 SF
Year Built
1974
Listing Agency:
Re/Max Harbor Realty
Listed By:
J. Lyn Bevis · License #306174
(941) 380-6677
Source:
Elliman
Added: Sep 18
Last Checked: Sep 18 at 3:24PM
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 contains 6,300+ square feet and was built in 1974. The property includes office space, fenced storage areas, and ample parking, supporting a range of warehouse and commercial operations. The improvements were most recently used by a roofing company, and the offering is for real estate only.
Positioned at the corner of Church Street and Harper Avenue in Port Charlotte, the property sits just off US 41 (Tamiami Trail). I-75 Exit 167 at Harborview Road is 8.5 miles away, while Punta Gorda Airport is less than 10 miles from the site. BikeScore is 46 and WalkScore is 35.
Positioned at the corner of Church Street and Harper Avenue in Port Charlotte, the property sits just off US 41 (Tamiami Trail). I-75 Exit 167 at Harborview Road is 8.5 miles away, while Punta Gorda Airport is less than 10 miles from the site. BikeScore is 46 and WalkScore is 35.
Key Highlights
- 6,300+ square feet of warehouse space
- Fenced areas provide secure storage
- Includes office space 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
Flex RnD
$802.9K
$702.6K – $936.7K
NOI $56,204 @ 7.0% cap · market cap 6.25%
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
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
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
- Storage Sense - Port Charlotte — 23227 Freedom Ave, Port Charlotte, FL 33980
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- Store at the yard — 23016 Harbor View Rd, Port Charlotte, FL 33980
- Curry Moving & Storage, Inc. — 4456 Tamiami Trl A9, Punta Gorda, FL 33980
Frequently Asked Questions
What type of property is this?
Warehouse - Warehouse property with secured outdoor storage, office space, fencing, and substantial on-site parking near US 41.
Where is this warehouse located?
The property is located at 4415 CHURCH 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+ square feet of warehouse space; Fenced areas provide secure storage; Includes office space and ample parking
