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Property profile & analytics
OFF-MARKET
Estimated value
$790,000
Retail space
12456 Access Rd Port Charlotte, FL 33981-6425
Entity Owned
3-yr Hold
Free & Clear
Property ID
US18-2168371
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,916 SF
Lot
0.93 ac (40,500 SF)
Zoning code
CG COMMERCIAL-GENERAL
APN
41-21-06-476-007
UPID
US18-2168371
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
-
Furniture & Decor Encore Furniture & Home Goods Home Decor Store
-
XTREME REALTY GULF COAST Real Estate Consultant Property Investment Company
-
Glass Technique Elite Services Inc. Hardware & Home Improvement Interior Design
-
Maisch Esther Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$788k
Blend (final)
Blend
$790k
Owner & transaction history
Furniture & Decor Encore LLC · 3 yrs held
Furniture & Decor Encore LLC
since 2022
5 recorded transactions
Zoning & alternative use
CG COMMERCIAL-GENERAL · Port Charlotte, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.2M
+81.8%
Warehouse, storage
$895,000
+40.4%
Office building
$775,000
+21.7%
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
RETAIL STORES
$635,000
Current use
MEDICAL BUILDING
$1,155,000
Change: +82% · Conversion: Difficult
WAREHOUSE, STORAGE
$895,000
Change: +40% · Conversion: Difficult
OFFICE BUILDING
$775,000
Change: +22% · Conversion: Easy
COMMERCIAL (GENERAL)
$670,000
Change: +5% · Conversion: Easy
Blend value · Realmo final
$790k
Range $711k – $869k · ±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
$134 / 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
$16,057
Tax year 2023
Assessed value
$772,074
Assessed 2023
Previous assessed
$654,727
+17.9% YoY
Effective rate
2.08%
On assessed value
Land market value
$222,750
Improvement market value
$686,038
Total market value
$908,788
Applied tax rate
6.0000
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
Off-Market
Year built
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Buildings
1
Stories
1
Bathrooms
2
Total area
5,916 SF
Lot
0.93 ac (40,500 SF)
Zoning code
CG COMMERCIAL-GENERAL
APN
41-21-06-476-007
UPID
US18-2168371
Jurisdiction
CHARLOTTE
Zoning & alternative use
CG COMMERCIAL-GENERAL · Port Charlotte, FLZoning CG COMMERCIAL-GENERAL · permitted uses
CG COMMERCIAL-GENERAL · Port Charlotte, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$635,000
MEDICAL BUILDING
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$895,000
OFFICE BUILDING
Est. value
$775,000
COMMERCIAL (GENERAL)
Est. value
$670,000
RETAIL STORES Current
MEDICAL BUILDING
WAREHOUSE, STORAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Buildings
1
Bathrooms
2
Lot
0.93 ac
Current owner
From public records · entity-resolved
Furniture & Decor Encore LLC
Entity
Free & Clear · 3 yrs held
Mailing address
12456 N ACCESS RD APT A, PORT CHARLOTTE, FL 33981-6425
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
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
Aug 11, 2022
—
Furniture & Decor Encore LLC
John Kanellopoulos
Correction Deed
related
—
Sep 27, 2021
$800,000
Furniture & Decor Encore LLC
Mccall Rd Office Park LLC
Warranty Deed
$452,000 · Englewood Bank & Trust
May 22, 2009
—
David W Taylor
—
Deed Of Trust
related
$2,400,000 · Northern Trust Co
Nov 18, 2005
—
Mccall Rd Office Park LLC
Taylor,david
Warranty Deed
$500,000 · Northern Trust Bank Of Florida
May 25, 2004
$180,000
David Taylor
Lopiccolo,giuseppe & Maria
Grant Deed
—
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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