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Property profile & analytics
FOR LEASE
Office buildings
1107 W Marion Ave Punta Gorda, FL 33950
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US19-0728243
For Lease
1 / 14
$395,140 SF/Yr
1107 W Marion Ave, Punta Gorda, FL 33950
View Listing →
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
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Wotitzky Law Firm Law Firm
-
Warren R. Ross Law Firm
-
Carol Wade, CRS, CRE, EPRO Real Estate Agency
-
Dr. David E. Ruggieri, MD Physician
-
Center for Health Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.02M
Comparable Approach
Comparable
$3.79M
Blend (final)
Blend
$3.20M
Owner & transaction history
Capital City Investments LLC · 5 yrs held
Capital City Investments LLC
since 2021
Last sale
$2.4M
7 recorded transactions
Zoning & alternative use
PD-NC · Punta Gorda, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.7M
+16.1%
Retail stores
$4.6M
+12.8%
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
Method
Estimation
Statistic approach
$2,810,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$4,345,000
6.5%
$4,015,000
7%
$3,725,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,060,000
Current use
MEDICAL BUILDING
$4,715,000
Change: +16% · Conversion: Easy
RETAIL STORES
$4,580,000
Change: +13% · Conversion: Moderate
Blend value · Realmo final
$3.20M
Range $2.88M – $3.51M · ±10% · vs last sale $2.39M (Jan 8 2021)
Last sale anchor
$2.39M
Jan 8 2021
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$162 / SF
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
$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
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
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, FL
Zoning PD-NC · permitted uses
PD-NC · 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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$4.1M
MEDICAL BUILDING
Est. value
$4.7M
RETAIL STORES
Est. value
$4.6M
OFFICE BUILDING Current
MEDICAL BUILDING
RETAIL STORES
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · 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
Current owner
From public records · entity-resolved
Capital City Investments LLC
Entity
Mailing address
9130 GALLERIA CT STE #100, NAPLES, FL 34109-4440
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 19, 2022
—
Capital City Investments LLC
—
Deed
related
$225,000 · Midwestone Bank
Jan 8, 2021
$2,390,000
Capital City Investments LLC
Silver Frond Properties LLC
Warranty Deed
$1,792,500 · Midwestone Bank
Jan 8, 2015
$1,702,500
Silver Frond Properties LLC
Harbor Ppc LLC
Grant Deed
$1,720,000 · Conroy John A III Trust (pt)
Jul 3, 2014
—
Harbor Ppc LLC
Wells Fargo Bk NA 2003-2
Quit Claim Deed
related
—
Apr 22, 2014
$5,100
Wells Fargo Bank NA 2003-2 Tr
Hppc LLC Coc
Trustees Deed
related
—
May 27, 2003
$3,200,000
Hppc LLC
Harbor Place LLC
Grant Deed
$2,300,000 · Collateral Mortgage Capital
Mar 25, 1998
$295,000
Schiller Investments
Spencer,robert L
Grant Deed
—
Dec 3, 1997
$125,000
Spencer Trust
Hendrickson,edward G
Grant Deed
—
Oct 3, 1997
$122,500
Spencer Trust
Hendrickson,edward G
Grant Deed
—
—
—
Silver Frond Properties LLC
—
Loan Modification
related
$1,720,000 · Conroy John A III Trust (pt)
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.
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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