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Property profile & analytics
FOR SALE
Retail space
1200 W Retta Esplanade Punta Gorda, FL 33950
Entity Owned
9-yr Hold
Free & Clear
Property ID
US18-5538073
For Sale
1 / 10
$5,310,000
1200 W Retta Esplanade, Punta Gorda, FL 33950
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Property summary
AI-generated overview
Exceptional waterfront investment opportunity in Punta Gorda, Florida. This mixed-use property encompasses a 14.23-acre site featuring a state-of-the-art marina with deep-water access and ample dockage for various vessel sizes. The property also includes 47 fully renovated hotel suites and 85,549 square feet of retail space, housing a diverse mix of shops and restaurants. The 36 tenants contribute to a vibrant atmosphere, attracting both tourists and locals. Located near major highways, the Punta Gorda Airport (PGD), and popular tourist destinations, this property benefits from high foot traffic and prime visibility. The property's location in Punta Gorda, the fifth fastest-growing metro area in the US, ensures continuous growth potential. This NNN-leased, multi-tenant property offers a unique blend of maritime allure and modern conveniences, making it an ideal investment for discerning buyers seeking a thriving commercial venture in a desirable coastal location. Offers are due September 2nd, 2024.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
16,816 SF
Lot
5 ac (217,870 SF)
Zoning code
NC
APN
41-22-12-126-001
UPID
US18-5538073
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
-
Smugglers Culinary Catering Take-out & Catering Catering Service
-
Sea Spirit (Bike/Boat/Book/etc) Store
-
Nichole's Collections Clothing & Fashion Store
-
Bijoux (Bike/Boat/Book/etc) Store
-
Smuggler’s Enterprises, Inc. Marketing & Advertising Event Planning
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.50M
Blend (final)
Blend
$5.31M
Owner & transaction history
Jb Fishville Harbor Land LLC · 9 yrs held
Jb Fishville Harbor Land LLC
since 2016
5 recorded transactions
Zoning & alternative use
NC · Punta Gorda, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$7.0M
+78.8%
Restaurant
$5.7M
+47.0%
Commercial (general)
$5.2M
+33.3%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$3,900,000
Current use
INDUSTRIAL (GENERAL)
$6,970,000
Change: +79% · Conversion: Difficult
RESTAURANT
$5,730,000
Change: +47% · Conversion: Easy
COMMERCIAL (GENERAL)
$5,195,000
Change: +33% · Conversion: Easy
AUTO REPAIR, GARAGE
$4,735,000
Change: +21% · Conversion: Difficult
MEDICAL BUILDING
$4,010,000
Change: +3% · Conversion: Difficult
OFFICE BUILDING
$3,455,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$5.31M
Range $4.78M – $5.84M · ±10%
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
$316 / 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
$244,391
Tax year 2023
Assessed value
$13,091,701
Assessed 2023
Previous assessed
$14,409,051
-9.1% YoY
Effective rate
1.87%
On assessed value
Land market value
$5,446,750
Improvement market value
$10,426,934
Total market value
$15,873,684
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Sale
Year built
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Buildings
22
Stories
1
Rooms
1
Bathrooms
16
Total area
16,816 SF
Lot
5 ac (217,870 SF)
Zoning code
NC
APN
41-22-12-126-001
UPID
US18-5538073
Jurisdiction
CHARLOTTE
Zoning & alternative use
NC · Punta Gorda, FL
Zoning NC · permitted uses
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
RETAIL STORES Current
Est. value
$3.9M
INDUSTRIAL (GENERAL)
Est. value
$7.0M
RESTAURANT
Est. value
$5.7M
COMMERCIAL (GENERAL)
Est. value
$5.2M
AUTO REPAIR, GARAGE
Est. value
$4.7M
MEDICAL BUILDING
Est. value
$4.0M
OFFICE BUILDING
Est. value
$3.5M
RETAIL STORES Current
INDUSTRIAL (GENERAL)
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
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
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Buildings
22
Rooms
1
Bathrooms
16
Lot
5 ac
Current owner
From public records · entity-resolved
Jb Fishville Harbor Land LLC
Entity
Free & Clear · 9 yrs held
Mailing address
2701 E CAMELBACK RD STE #150, PHOENIX, AZ 85016-4324
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 29, 2018
—
900 West Marion Avenue Fl LLC
—
Grant Deed
related
$26,000,000 · M360 Community Dev Fund LLC
Dec 6, 2016
$760,000
Jb Fishville Harbor Land LLC
City Of Punta Gorda
Warranty Deed
—
Dec 6, 2016
$2,750,000
Jb Fishville Retail Land LLC
City Of Punta Gorda
Warranty Deed
—
Aug 9, 2012
—
Ata Fishville Fl LLC
Bop Fishermens Village LLC
Grant Deed
related
—
—
—
Jb Fishville Retail Land LLC
—
Loan Modification
related
$91,000 · M360 Community Dev Fund LLC
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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