Three-Unit Office
For Sale
$800,000
493 Barger Drive, Port Charlotte, FL 33954
First-floor suites offer private offices, reception areas, and bathrooms, with additional storage on the second floor.
Property Size3,300 SF
Days on Market134
Property Features for 493 Barger Drive
General Information
Standard status
Active
Size
3,300 SF
Class
C
Total Parking Spaces
16
Property subtype
BO, OFC, MU
Zoning
CG
Building Details
Building Size
3,300 SF
Year Built
2008
Buildings
1
Stories
2
Units
3
Listing Agency:
Peace River Partners Realty
Listed By:
Danny Nix Jr. · License #3307013
(941) 724-0080
Source:
Realnex
Added: Apr 24
Changed: Sep 4
Last Checked: Sep 4 at 3:09PM
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 Peace River Partners Realty
Investment Insights
Based on property information with market context.
Built in 2008, this office property contains three rentable first-floor spaces measuring 780 square feet each. The suites are arranged with two private offices, a reception area, and a bathroom, while the second floor provides storage. The interiors are described as clean, bright, and ready for occupancy.
CG zoning supports the property's office configuration, with the existing layout also identified for select medical and retail business applications. The building is located at 493 Barger Drive in Port Charlotte, Florida.
CG zoning supports the property's office configuration, with the existing layout also identified for select medical and retail business applications. The building is located at 493 Barger Drive in Port Charlotte, Florida.
Key Highlights
- Three rentable first‑floor office spaces, each measuring 780 square feet
- Each suite includes 2 private offices, a reception area, and a bathroom
- Second floor provides storage space
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
$40,843
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
5.11%
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%
$816,860
$816.9K
Cap Rate 7%
$583,471
$583.5K
Cap Rate 9%
$453,811
$453.8K
Market Conditions
NOI Build-Up for 3,300 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
$71.3K $21.60/SF
− Vacancy
−$16.8K −$5.10/SF
EGI
$54.5K $16.50/SF
− OpEx
−$13.6K −$4.13/SF
NOI
$40.8K $12.38/SF
Area
Charlotte County, FL
Vacancy
23.60%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$816,860
Cap Rate 7%
$583,471
Cap Rate 9%
$453,811
Alternative Uses
Best Use
Office B
$583.5K
$510.5K – $680.7K
NOI $40,843 @ 7.0% cap · market cap 5.11%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.08M
$945.5K – $1.26M
NOI $75,636 @ 7.0% cap · market cap 9.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
439
Businesses Nearby
Explore this area
Business Placement
Demographics for 33954, FL
11,040
Population
5,099
Households
2.2
Avg Household Size
52
Median Age
23%
College-Educated
92%
High-School Grad
8.6 sq mi
ZIP Area
1,284
Density / Sq Mi
$83,081
Median Household Income
$43,823
Median Earnings
$1,830
Median Rent
$304,000
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - First-floor suites offer private offices, reception areas, and bathrooms, with additional storage on the second floor.
Where is this office units located?
The property is located at 493 Barger Drive Port Charlotte, FL.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Three rentable first‑floor office spaces, each measuring 780 square feet; Each suite includes 2 private offices, a reception area, and a bathroom; Second floor provides storage space
