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Property profile & analytics
OFF-MARKET
Estimated value
$600,000
Office buildings
1435 Collingswood Blvd G Port Charlotte, FL 33948-1058
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US18-5355704
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1991
Construction
CONCRETE BLOCKS
Total area
5,592 SF
Lot
0.49 ac (21,274 SF)
Zoning code
OMI OFFICE, MEDICAL, INST
APN
40-21-12-478-014
UPID
US18-5355704
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
-
The Law Office of Eric A. Reyes Law Firm Child Welfare Organization
-
Suncoast Therapy Corporate Office
-
Rock Creek Shrubs Big Box & Wholesale Store Distribution Center
-
Cosmic Nail Studio Nail Salon
-
Charlotte County House of Prayer Church
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$600k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$721k
Blend (final)
Blend
$600k
Owner & transaction history
Moonstone Holdings LLC · 1 yrs held
Moonstone Holdings LLC
since 2024
Last sale
$600,000
7 recorded transactions
Zoning & alternative use
OMI OFFICE, MEDICAL, INST · Port Charlotte, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$845,000
+15.3%
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 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
$600,000
ML approach
$600,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$730,000
Current use
WAREHOUSE, STORAGE
$845,000
Change: +15% · Conversion: Difficult
COMMERCIAL (GENERAL)
$635,000
Change: -13% · Conversion: Easy
RETAIL STORES
$600,000
Change: -18% · Conversion: Moderate
Blend value · Realmo final
$600k
Range $540k – $660k · ±10% · vs last sale $600k (Dec 30 2024)
Last sale anchor
$600k
Dec 30 2024
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
$107 / 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
$10,768
Tax year 2023
Assessed value
$517,758
Assessed 2023
Previous assessed
$517,869
0.0% YoY
Effective rate
2.08%
On assessed value
Land market value
$97,866
Improvement market value
$574,083
Total market value
$671,949
Applied tax rate
104.0000
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
Off-Market
Year built
1991
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
YES
Buildings
1
Stories
1
Rooms
8
Bathrooms
8
Total area
5,592 SF
Lot
0.49 ac (21,274 SF)
Zoning code
OMI OFFICE, MEDICAL, INST
APN
40-21-12-478-014
UPID
US18-5355704
Jurisdiction
CHARLOTTE
Zoning & alternative use
OMI OFFICE, MEDICAL, INST · Port Charlotte, FL
Zoning OMI OFFICE, MEDICAL, INST · permitted uses
OMI OFFICE, MEDICAL, INST · 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
OFFICE BUILDING Current
Est. value
$730,000
WAREHOUSE, STORAGE
Est. value
$845,000
COMMERCIAL (GENERAL)
Est. value
$635,000
RETAIL STORES
Est. value
$600,000
OFFICE BUILDING Current
WAREHOUSE, STORAGE
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
1991
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
Yes
Stories
1
Buildings
1
Rooms
8
Bathrooms
8
Lot
0.49 ac
Current owner
From public records · entity-resolved
Moonstone Holdings LLC
Entity
Mailing address
1810 EL JOBEAN RD STE #5, PORT CHARLOTTE, FL 33948-1207
Ownership since
2024
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
Dec 30, 2024
$600,000
Moonstone Holdings LLC
Southern Shores Enterprises LLC
Warranty Deed
$200,000 · Southern Shores Enterprises LLC
May 6, 2014
$340,000
Southern Shores Ents LLC
Charlotte St Bk & Trust
Grant Deed
—
Feb 3, 2014
$55,100
Charlotte St Bk & Trust
Farhat P D Trust Coc
Trustees Deed
related
—
May 13, 2002
—
Farhat Trust
Leatherman,david
Quit Claim Deed
related
$285,000 · Charlotte State Bank
—
—
Farhat Philip D Trust
—
Deed Of Trust
related
$250,000 · Old Florida Bank
—
—
Philip D Farhat
—
Deed Of Trust
related
$171,473 · Pgi Homes INC
—
—
Farhat Philip D Tr
—
Deed Of Trust
related
$385,000 · Arrowhead Portfolio LLC
—
—
Farhat Philip D Trust
—
Deed Of Trust
related
$251,376 · Charlotte State Bank
—
—
Farhat Philip D Trust
—
Deed Of Trust
related
$560,000 · Charlotte State Bank
—
—
Farhat Philip D Trust
—
Deed Of Trust
related
$546,659 · Charlotte State Bank
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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