Port Charlotte Commercial Property For
For Sale
$460,000
795 CRESTVIEW Cir NW, Port Charlotte, FL 33948
Commercial property with flexible zoning, ample parking, and high visibility.
Property Size2,248 SF
Days on Market145
Property Features for 795 CRESTVIEW Cir NW
General Information
Standard status
Active
Size
2,248 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$5,914
Building Details
Building Size
2,248 SF
Year Built
1973
Stories
1
Listing Agency:
Corr Commercial Advisors
(941) 740-1215
Listed By:
Howard Corr · License #BK3266041
(941) 740-1215
Source:
Elliman
Added: Apr 10
Changed: Aug 26
Last Checked: Aug 31 at 3:00PM
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 Corr Commercial Advisors
Investment Insights
Based on property information with market context.
This commercial property in Port Charlotte presents a valuable opportunity for both owner-occupiers and investors. The property's location, zoning flexibility, stand-alone status, and ample parking contribute to its investment potential. It is suited for owner-occupiers seeking to customize their workspace and build equity, as well as investors aiming to capitalize on the demand for medical, office, and institutional space by leasing to reliable, long-term tenants. The property is located across from the Walmart Neighborhood Market on Tamiami Trail, benefiting from a northbound turn lane onto Crestview from Tamiami Trail. This location fosters a dynamic business ecosystem due to the synergy of retail, residential, and professional services, which supports operational growth and visibility. Ample parking is available behind the building, accessible via Mirado Lane NW, providing sufficient spaces for staff, guests, and clients. The property is somewhat bikeable with a bike score of 34, and car-dependent with a walk score of 14.
Key Highlights
- Excellent location on Tamiami Trail across from Walmart Neighborhood Market with northbound turn lane access.
- Stand‑alone building offering control and flexibility.
- Ample parking available behind the building, accessible via Mirado Lane NW.
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
$27,823
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
6.05%
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%
$556,460
$556.5K
Cap Rate 7%
$397,471
$397.5K
Cap Rate 9%
$309,144
$309.1K
Market Conditions
NOI Build-Up for 2,248 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
$48.6K $21.60/SF
− Vacancy
−$11.5K −$5.10/SF
EGI
$37.1K $16.50/SF
− OpEx
−$9.3K −$4.13/SF
NOI
$27.8K $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%
$556,460
Cap Rate 7%
$397,471
Cap Rate 9%
$309,144
Alternative Uses
Best Use
Office B
$397.5K
$347.8K – $463.7K
NOI $27,823 @ 7.0% cap · market cap 6.05%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$736.1K
$644.1K – $858.7K
NOI $51,524 @ 7.0% cap · market cap 11.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,076
Businesses Nearby
Explore this area
Business Placement
Demographics for 33948, FL
17,190
Population
9,297
Households
1.8
Avg Household Size
57
Median Age
20%
College-Educated
92%
High-School Grad
13.0 sq mi
ZIP Area
1,322
Density / Sq Mi
$60,788
Median Household Income
$33,979
Median Earnings
$1,384
Median Rent
$279,500
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 building - Commercial property with flexible zoning, ample parking, and high visibility.
Where is this office building located?
The property is located at 795 CRESTVIEW Cir NW Port Charlotte, FL.
What is the asking price?
The asking price for this property is $460,000.
What are key features of this property?
This property features: Excellent location on Tamiami Trail across from Walmart Neighborhood Market with northbound turn lane access.; Stand‑alone building offering control and flexibility.; Ample parking available behind the building, accessible via Mirado Lane NW.
