Entity Owned 
For Lease
1 / 14
$2,810,000
1107 W Marion Ave, Punta Gorda, FL 33950
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Property summary
AI-generated overview
Harbor Place in Punta Gorda, Florida includes a 3,779-square-foot retail space identified as Unit 112. The property is located between W. Marion Avenue and W Olympia Avenue, across from Fisherman's Village and the Visual Arts Center, with walking access to Fisherman's Village and proximity to historic downtown Punta Gorda. The site is zoned Neighborhood Center.
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2001
Construction
CONCRETE BLOCKS
Total area
19,757 SF
Lot
2 ac (86,976 SF)
Zoning code
PD-NC
APN
41-22-12-255-004
UPID
US19-0728243
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Law Firm
-
Law Firm
-
Real Estate Agency
-
Physician
-
Medical Clinic
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.02M
Comparable Approach
Comparable
$3.79M
Blend (final)
Blend
$2.81M
Owner & transaction history
since 2021
Last sale
$2.4M
7 recorded transactions
Zoning & alternative use
PD-NC · Punta Gorda, FL
Zoning description
These regulations are intended to promote and enhance the public health, safety and welfare by providing comprehensive regulations and requirements for unified planning and development of tracts of land held in common ow…
General category
PLANNED_DEVELOPMENT
Top alternative use upside
Medical building
$4.7M
+16.1%
Retail stores
$4.6M
+12.8%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.81M
Value range
$2.53M – $3.09M
±10% around blend
Estimated value / SF
$142 / SF
Confidence
Property data
100
Market benchmarks
100
Comparable evidence
60
Income certainty
100
$2.53M
blend $2.81M
$3.09M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
19,757 SF
Lot area
2 ac
Year built
2001
Stories
1
APN
41-22-12-255-004
Zoning
PD-NC
Assessed value
$2,334,435
Annual tax
$44,224
3
Income approach: direct capitalization
Partial preview
Income approach indication
$4.02M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$4.35M
@ 6.5% CAP return
$4.02M
@ 7% CAP return
$3.73M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$44,224
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$3.79M
Range $2.73M – $5.33M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.81M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 21 sales
$206
-31%
Submarket 25 sales
$201
-29%
County 86 sales
$182
-22%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $142/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+16%
vs current-use indication
Retail Stores
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Selected market yield
9.30%
Selected cap rate for this office buildings
Derived from the Punta Gorda market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 9.30%
9.0%
NOI (est.)
$67k *
Last sale · Jan 2021
$2.39M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$723k
Move the market yield to see immediate price impact.
Value / SF
$37
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
8.80%9.30%9.80%
$61k
$688k
$651k
$617k
$67k
$764k
$723k
$686k
$74k
$840k
$795k
$755k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$44,224
Tax year 2023
Assessed value
$2,334,435
Assessed 2023
Previous assessed
$2,518,964
-7.3% YoY
Effective rate
1.89%
On assessed value
Land market value
$1,304,640
Improvement market value
$2,905,612
Total market value
$4,210,252
Applied tax rate
152.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Status
For Lease
Year built
2001
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
YES
Buildings
1
Stories
1
Rooms
1
Bathrooms
34
Total area
19,757 SF
Lot
2 ac (86,976 SF)
Zoning code
PD-NC
APN
41-22-12-255-004
UPID
US19-0728243
Jurisdiction
CHARLOTTE
Zoning & alternative use
PD-NC · Punta Gorda, FLZoning PD-NC · permitted uses
PD-NC · Punta Gorda, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
These regulations are intended to promote and enhance the public health, safety and welfare by providing comprehensive regulations and requirements for unified planning and development of tracts of land held in common ow…
General category
PLANNED_DEVELOPMENT
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2001
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
Yes
Stories
1
Buildings
1
Rooms
1
Bathrooms
34
Lot
2 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
PD-NC
PLANNED_DEVELOPMENT
Jurisdiction
Punta Gorda, FL
Recorded code
PD-NC
Official district
PD-NC
Official district profile
What the municipal code says about PD-NC
Zoning description
These regulations are intended to promote and enhance the public health, safety and welfare by providing comprehensive regulations and requirements for unified planning and development of tracts of land held in common ow…
General category
PLANNED_DEVELOPMENT
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for PD-NC in Punta Gorda, FL.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Cited sourceThe exact document the profile quotes
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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