Corner Flex
For Sale
$177,000
D-1-18350 Paulson Dr, Port Charlotte, FL 33954
Corner-unit commercial space with an air-conditioned office and IG zoning for low-intensity industrial use.
Property Size990 SF
Price / SF$178.79
Days on Market118
Property Features for D-1-18350 Paulson Dr
General Information
Standard status
Active
Size
990 SF
Zoning
IG
Additional Details
Office Build-Out
121 SF
Taxes and HOA fees
Annual Taxes
$1,988
Listing Agency:
MAPP REALTY & INVESTMENT COMP.
(941) 628-1708
Listed By:
Andy Lebo · License #3093552
(941) 628-1708
Source:
Exprealty
Added: Apr 17
Changed: Aug 10
Last Checked: Aug 11 at 12:49PM
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 MAPP REALTY & INVESTMENT COMP.
Investment Insights
Based on property information with market context.
This corner-unit flex-space property includes a warehouse building and an 11-by-11 air-conditioned office. The property is designated IG zoning and identified for low-intensity industrial use, providing a combination of functional work and storage space with dedicated office accommodation.
The property is located on Paulson Drive in Port Charlotte, Florida. Its corner-unit position and commercial setting add practical visibility within the property configuration.
The property is located on Paulson Drive in Port Charlotte, Florida. Its corner-unit position and commercial setting add practical visibility within the property configuration.
Key Highlights
- 990 property size
- 11'X11' air‑conditioned office
- IG zoning for low‑intensity industrial use
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
$9,290
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
5.25%
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%
$185,800
$185.8K
Cap Rate 7%
$132,714
$132.7K
Cap Rate 9%
$103,222
$103.2K
Market Conditions
NOI Build-Up for 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
$11.9K $12.00/SF
− Vacancy
−$950 −$0.96/SF
EGI
$10.9K $11.04/SF
− OpEx
−$1.6K −$1.66/SF
NOI
$9.3K $9.38/SF
Area
Charlotte County, FL
Vacancy
8.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
15.00%
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%
$185,800
Cap Rate 7%
$132,714
Cap Rate 9%
$103,222
Alternative Uses
Best Use
Warehouse
$132.7K
$116.1K – $154.8K
NOI $9,290 @ 7.0% cap · market cap 5.25%
Second Best
Flex RnD
$126.2K
$110.4K – $147.2K
NOI $8,832 @ 7.0% cap · market cap 4.99%
Theoretical Best
Office A
$324.2K
$283.6K – $378.2K
NOI $22,691 @ 7.0% cap · market cap 12.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
832
Businesses Nearby
Well-served
Demand for This Use
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 Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Corner-unit commercial space with an air-conditioned office and IG zoning for low-intensity industrial use.
Where is this flex space located?
The property is located at D-1-18350 Paulson Dr Port Charlotte, FL.
What is the asking price?
The asking price for this property is $177,000.
What are key features of this property?
This property features: 990 property size; 11'X11' air‑conditioned office; IG zoning for low‑intensity industrial use
