Medical-Use Office
New
For Sale
$2,699,000
525 E Olympia Avenue, Punta Gorda, FL 33950
CommercialSale, Punta Gorda, FL
Property Size10,000 SF
Lot Size0.75 Acres
Price / SF$269.90
Days on Market1
Property Features for 525 E Olympia Avenue
General Information
Property type
Commercial Sale
Property subtype
Office
Subdivision
CH01 - Charlotte County
Standard status
Active
APN
412306427003
Lot size
0.75 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
WAD 002 000L 0026 WOODS 2ND ADDITION TO TRABUE BLK L LTS 26 27 28 29 30 31 32 & 33 478/76 487/109 488/595 624/1318 658/358 UAG-900/1638 899/1649 V1521/1248 AFF4237/1686-JG 4552/1920 4954/1963 3434233
Tax Annual Amount
26353
Legal Description
WAD 002 000L 0026 WOODS 2ND ADDITION TO TRABUE BLK L LTS 26 27 28 29 30 31 32 & 33 478/76 487/109 488/595 624/1318 658/358 UAG-900/1638 899/1649 V1521/1248 AFF4237/1686-JG 4552/1920 4954/1963 3434233
Building Details
Year built
1975
Floors in Building
1
Listing Agency:
Krise Commercial Group, LLC
(239) 690-4100
Listed By:
Marjan Rumija · License #258025749
(239) 285-8922
Added: Sep 10
Last Checked: Sep 10 at 9:06PM
MLS# 2026038296
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.
This 10,000-square-foot concrete block office building contains ten separately configured 1,000-square-foot units. The property was remodeled in 2024 with new flooring, doors, bathrooms, and additional improvements. Its layout supports medical-oriented office use, while the existing suite configuration provides flexibility for occupancy and leasing.
The 0.75-acre property is located at 525 E Olympia Avenue in Punta Gorda, near a hospital. Occupancy is reported at 90%. Building improvements include a new roof installed in 2023 with a transferable 20-year warranty and HVAC units replaced in 2022 with 5-year warranties.
The 0.75-acre property is located at 525 E Olympia Avenue in Punta Gorda, near a hospital. Occupancy is reported at 90%. Building improvements include a new roof installed in 2023 with a transferable 20-year warranty and HVAC units replaced in 2022 with 5-year warranties.
Key Highlights
- 10,000‑square‑foot building divided into ten 1,000‑square‑foot units
- 90% occupied
- Medical‑use suitability near a hospital
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
$139,835
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
5.18%
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%
$2,796,700
$2.8M
Cap Rate 7%
$1,997,643
$2.0M
Cap Rate 9%
$1,553,722
$1.6M
Market Conditions
NOI Build-Up for 10,000 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
$260.4K $26.04/SF
− Vacancy
−$27.3K −$2.73/SF
EGI
$233.1K $23.31/SF
− OpEx
−$93.2K −$9.32/SF
NOI
$139.8K $13.98/SF
Area
Charlotte County, FL
Vacancy
10.50%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
40.00%
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%
$2,796,700
Cap Rate 7%
$1,997,643
Cap Rate 9%
$1,553,722
Alternative Uses
Best Use
Healthcare Medical
$2.00M
$1.75M – $2.33M
NOI $139,835 @ 7.0% cap · market cap 5.18%
Second Best
Office B
$1.77M
$1.55M – $2.06M
NOI $123,768 @ 7.0% cap · market cap 4.59%
Theoretical Best
Office A
$3.27M
$2.87M – $3.82M
NOI $229,200 @ 7.0% cap · market cap 8.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
10
Office units
90%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,532
Businesses Nearby
Explore this area
Business Placement
Demographics for 33950, FL
24,984
Population
16,748
Households
1.5
Avg Household Size
66
Median Age
36%
College-Educated
95%
High-School Grad
17.8 sq mi
ZIP Area
1,404
Density / Sq Mi
$74,484
Median Household Income
$46,032
Median Earnings
$1,192
Median Rent
$393,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 building - The 2024 remodel added new flooring, doors, and bathrooms across the office property.
Where is this office building located?
The property is located at 525 E Olympia Avenue Punta Gorda, FL.
What is the asking price?
The asking price for this property is $2,699,000.
What are key features of this property?
This property features: 10,000‑square‑foot building divided into ten 1,000‑square‑foot units; 90% occupied; Medical‑use suitability near a hospital
