Multi-Unit Storefront
For Sale
Contact for pricing
4549 & 4569 TAMIAMI TRL, Punta Gorda, FL 33980
Four-building commercial property with central air, window/wall units, and nearby resort, river, retail, dining, and entertainment amenities.
Property Size10,990 SF
Lot Size2.86 Acres
Days on Market399
Property Features for 4549 & 4569 TAMIAMI TRL
General Information
Standard status
Active
Size
10,990 SF
Lot size
2.86 Acres
Property subtype
Retail
Taxes and HOA fees
Annual Taxes
$21,307
Building Details
Building Size
10,990 SF
Year Built
1957
Buildings
4
Listing Agency:
KINGSTON REALTY
(941) 592-2260
Listed By:
Connor Hoehne · License #3360564
Source:
Thefullerproperties
Added: Jul 28, 2025
Changed: Aug 29
Last Checked: Aug 24 at 3:40AM
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 KINGSTON REALTY
Investment Insights
Based on property information with market context.
This storefront property at 4549 & 4569 Tamiami Trail comprises four buildings and eight units on a 2.86-acre site. The improvements date to 1957 and include central air along with window/wall unit systems. The multi-building configuration provides a range of commercial spaces within one property, while the existing eight-unit layout supports varied occupancy arrangements.
The property is 0.8 miles from Sunseekers Resort and near the Peace River. Shopping, restaurants, and entertainment are located in the surrounding area. The combination of multiple buildings, an established commercial layout, and a sizable parcel creates a property profile suited to storefront use or future redevelopment, as supported by the existing improvements and site area.
The property is 0.8 miles from Sunseekers Resort and near the Peace River. Shopping, restaurants, and entertainment are located in the surrounding area. The combination of multiple buildings, an established commercial layout, and a sizable parcel creates a property profile suited to storefront use or future redevelopment, as supported by the existing improvements and site area.
Key Highlights
- 2.86‑acre commercial property at 4549 & 4569 Tamiami Trail
- Four buildings containing 8 units
- 0.8 miles from Sunseekers Resort
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
$195,500
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
7.82%
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%
$3,910,000
$3.9M
Cap Rate 7%
$2,792,857
$2.8M
Cap Rate 9%
$2,172,222
$2.2M
Market Conditions
NOI Build-Up for 10,990 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
$288.8K $26.28/SF
− Vacancy
−$9.5K −$0.87/SF
EGI
$279.3K $25.41/SF
− OpEx
−$83.8K −$7.62/SF
NOI
$195.5K $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%
$3,910,000
Cap Rate 7%
$2,792,857
Cap Rate 9%
$2,172,222
Alternative Uses
Best Use
Retail
$2.79M
$2.44M – $3.26M
NOI $195,500 @ 7.0% cap · market cap 7.82%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.60M
$3.15M – $4.20M
NOI $251,891 @ 7.0% cap · market cap 10.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
253
Businesses Nearby
Balanced
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Four-building commercial property with central air, window/wall units, and nearby resort, river, retail, dining, and entertainment amenities.
Where is this storefront property located?
The property is located at 4549 & 4569 TAMIAMI TRL Punta Gorda, FL.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 2.86‑acre commercial property at 4549 & 4569 Tamiami Trail; Four buildings containing 8 units; 0.8 miles from Sunseekers Resort
