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Property profile & analytics
OFF-MARKET
Hotels
101 Retta Esplanade Punta Gorda, FL 33950-3637
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US18-3506245
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
46,622 SF
Lot
0.66 ac (28,920 SF)
Zoning code
CC
APN
41-23-06-328-001
UPID
US18-3506245
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Wyvern Hotel, Ascend Hotel Collection Hotel & Motel
-
Perch 360 Rooftop Restaurant & Bar Restaurant
-
88 Keys Restaurant
-
The Wyvern Hotel Punta Gorda- an Ascend Hotel Collection Member Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Wyvern Hospitality LLC · 9 yrs held
Wyvern Hospitality LLC
since 2016
7 recorded transactions
Zoning & alternative use
CC · Punta Gorda, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Punta Gorda submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Punta Gorda submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$113,824
Tax year 2023
Assessed value
$6,133,849
Assessed 2023
Previous assessed
$5,576,226
+10.0% YoY
Effective rate
1.86%
On assessed value
Land market value
$723,000
Improvement market value
$6,316,167
Total market value
$7,039,167
Applied tax rate
154.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Buildings
2
Stories
1
Rooms
70
Bathrooms
669
Total area
46,622 SF
Lot
0.66 ac (28,920 SF)
Zoning code
CC
APN
41-23-06-328-001
UPID
US18-3506245
Jurisdiction
CHARLOTTE
Zoning & alternative use
CC · Punta Gorda, FL
Zoning CC · permitted uses
CC · Punta Gorda, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Punta Gorda. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Rooms
70
Bathrooms
669
Lot
0.66 ac
Current owner
From public records · entity-resolved
Wyvern Hospitality LLC
Entity
Mailing address
4 E LANCASTER AVE, PAOLI, PA 19301-1402
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 30, 2022
—
Wyvern Hospitality LLC
—
Deed
related
$10,361,000 · Customers Bank
Sep 19, 2016
$9,500,000
Wyvern Hospitality LLC
Wyvern Hotel LLC
Trustees Deed
$6,250,000 · Charlotte St Bk&tr
May 4, 2011
—
112tt LLC
—
Deed Of Trust
related
$7,000,000 · Centennial Bank
Mar 7, 2005
$600,000
112tt LLC
The Fiduciaries
Warranty Deed
$450,000 · Gold Bank
Dec 4, 2004
$500,000
Fiduciaries
Berkman,bernard G
Grant Deed
related
$250,000 · 842a Beacon Children Tr (tr)
—
—
Wyvern Hotel LLC
—
Loan Modification
related
$6,745,274 · Centennial Bank
—
—
Wyvern Hotel LLC
—
Deed Of Trust
related
$1,000,000 · Centennial Bank
—
—
112tt LLC
—
Deed Of Trust
related
$6,000,000 · Marine Bank
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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