Double-Unit Self Storage
For Sale
$280,000
8290 BURNT STORE ROAD, Punta Gorda, FL 33950
Gated storage condominium with substantial vehicle capacity, dedicated power, and supporting wash and disposal facilities.
Property Size1,768 SF
Price / SF$158.37
Days on Market98
Property Features for 8290 BURNT STORE ROAD
General Information
Standard status
Active
Size
1,768 SF
Property subtype
Business Opportunities
Site & Location
Road Access
Yes
Fenced Yard
Yes
Warehouse & Industrial
Clear Height
16 ft
Drive-In Doors
2
Power
50 amps
Self-Storage Units
2
Taxes and HOA fees
Annual Taxes
$4,447
Amenities
RV/Boat washing stations
sewage dump facility
handicap accessible bathrooms
3
32 X 52
Security Lighting. Flood Zone, Industrial Area, Easement, Asphalt, Paved Road.
Building Details
Year Built
2015
Stories
1
Construction
concrete block
Listing Agency:
FIVE STAR REALTY OF CHARLOTTE
(941) 637-6116
Listed By:
Dan Bussey · License #610519
Source:
Xome
Added: May 18
Changed: Aug 21
Last Checked: Aug 22 at 3:51AM
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 FIVE STAR REALTY OF CHARLOTTE
Investment Insights
Based on property information with market context.
This 1,768-square-foot self-storage condominium combines two adjoining units into a single open space without a dividing wall. The layout can accommodate a 45-foot motorhome and multiple vehicles. Concrete block construction, insulated overhead doors, fluorescent lighting, industrial ceiling fans, and approximately 16-foot ceilings support practical storage use. A rear man-door provides secondary access.
Each unit includes 50 AMP service, multiple electrical outlets, and a 120 Volt outlet. The two garage doors measure 12 feet wide by 14 feet tall and include openers. The gated facility contains two buildings with a total of 16 units and offers RV and boat washing stations, a sewage dump facility, and handicap-accessible restrooms in Building A. The property is located at 8290 Burnt Store Road in Punta Gorda, within Flood Zone AE and an industrial area. Built in 2015, it also includes security lighting, asphalt, and a paved road.
Each unit includes 50 AMP service, multiple electrical outlets, and a 120 Volt outlet. The two garage doors measure 12 feet wide by 14 feet tall and include openers. The gated facility contains two buildings with a total of 16 units and offers RV and boat washing stations, a sewage dump facility, and handicap-accessible restrooms in Building A. The property is located at 8290 Burnt Store Road in Punta Gorda, within Flood Zone AE and an industrial area. Built in 2015, it also includes security lighting, asphalt, and a paved road.
Key Highlights
- 1,768 SF double unit configured as one open storage space
- Accommodates a 45‑foot motorhome plus multiple vehicles
- Two 12’ x 14’ insulated garage doors with openers and approximately 16’ ceilings
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
$18,052
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
6.45%
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%
$361,040
$361.0K
Cap Rate 7%
$257,886
$257.9K
Cap Rate 9%
$200,578
$200.6K
Market Conditions
NOI Build-Up for 1,768 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
$27.6K $15.60/SF
− Vacancy
−$1.8K −$1.01/SF
EGI
$25.8K $14.59/SF
− OpEx
−$7.7K −$4.38/SF
NOI
$18.1K $10.21/SF
Area
Charlotte County, FL
Vacancy
6.50%
Lease Rate
$15.60 /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%
$361,040
Cap Rate 7%
$257,886
Cap Rate 9%
$200,578
Alternative Uses
Best Use
Self Storage
$257.9K
$225.7K – $300.9K
NOI $18,052 @ 7.0% cap · market cap 6.45%
Second Best
Warehouse
$237.0K
$207.4K – $276.5K
NOI $16,591 @ 7.0% cap · market cap 5.93%
Theoretical Best
Office A
$578.9K
$506.5K – $675.4K
NOI $40,523 @ 7.0% cap · market cap 14.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
16 ft
Clear height
2
Drive-in doors
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
82
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
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Gated storage condominium with substantial vehicle capacity, dedicated power, and supporting wash and disposal facilities.
Where is this self storage facility located?
The property is located at 8290 BURNT STORE ROAD Punta Gorda, FL.
What is the asking price?
The asking price for this property is $280,000.
What are key features of this property?
This property features: 1,768 SF double unit configured as one open storage space; Accommodates a 45‑foot motorhome plus multiple vehicles; Two 12’ x 14’ insulated garage doors with openers and approximately 16’ ceilings
