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Property profile & analytics
OFF-MARKET
Estimated value
$840,000
Warehouses
1231 Kings Hwy Port Charlotte, FL 33980-4284
Individually Owned
18-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US19-0840357
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1974
Construction
CONCRETE BLOCKS
Total area
5,075 SF
Lot
5.07 ac (220,939 SF)
Zoning code
IG INDUSTRIAL-GENERAL
APN
40-23-07-301-002
UPID
US19-0840357
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
-
Metro Self Storage - Port Charlotte Storage Facility
-
Maverick Pest Control Garden Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$838k
Blend (final)
Blend
$840k
Owner & transaction history
Charlotte Storage Port · 18 yrs held
Charlotte Storage Port
since 2007
4 recorded transactions
Zoning & alternative use
IG INDUSTRIAL-GENERAL · Port Charlotte, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$990,000
+75.5%
Office building
$665,000
+17.5%
Commercial (general)
$575,000
+1.8%
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 Port Charlotte submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Port Charlotte 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
WAREHOUSE, STORAGE
$565,000
Current use
MEDICAL BUILDING
$990,000
Change: +76% · Conversion: Difficult
OFFICE BUILDING
$665,000
Change: +18% · Conversion: Difficult
COMMERCIAL (GENERAL)
$575,000
Change: +2% · Conversion: Difficult
RETAIL STORES
$545,000
Change: -3% · Conversion: Moderate
Blend value · Realmo final
$840k
Range $756k – $924k · ±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
$166 / 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
$148,845
Tax year 2023
Assessed value
$4,877,473
Assessed 2023
Previous assessed
$9,216,289
-47.1% YoY
Effective rate
3.05%
On assessed value
Land market value
$1,325,634
Improvement market value
$2,061,896
Total market value
$3,387,530
Applied tax rate
108.0000
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
1974
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
YES
Buildings
12
Stories
1
Rooms
12
Bathrooms
1
Total area
5,075 SF
Lot
5.07 ac (220,939 SF)
Zoning code
IG INDUSTRIAL-GENERAL
APN
40-23-07-301-002
UPID
US19-0840357
Jurisdiction
CHARLOTTE
Zoning & alternative use
IG INDUSTRIAL-GENERAL · Port Charlotte, FL
Zoning IG INDUSTRIAL-GENERAL · permitted uses
IG INDUSTRIAL-GENERAL · Port Charlotte, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Port Charlotte. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$565,000
MEDICAL BUILDING
Est. value
$990,000
OFFICE BUILDING
Est. value
$665,000
COMMERCIAL (GENERAL)
Est. value
$575,000
RETAIL STORES
Est. value
$545,000
WAREHOUSE, STORAGE Current
MEDICAL BUILDING
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1974
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
Yes
Stories
1
Buildings
12
Rooms
12
Bathrooms
1
Lot
5.07 ac
Current owner
From public records · entity-resolved
Charlotte Storage Port
Individual
Mailing address
13528 W BOULTON BLVD, METTAWA, IL 60045-4501
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 10, 2023
—
Port Charlotte Storage LP
—
Deed
related
$15,500,000 · Empower Annuity Insurance Company
Aug 20, 2007
—
Charlotte Storage Port
Owner,record
Grant Deed
related
—
Jul 25, 2007
$6,660,417
Charlotte Storage Port
Kings Highway Realty Trust
Warranty Deed
—
Aug 2, 2004
—
Kings Highway Realty Trust
—
Trustees Deed
related
$2,585,000 · First National Bank Florida
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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