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Property profile & analytics
OFF-MARKET
Estimated value
$1,335,000
Office buildings
1500 Kings Hwy 2 Port Charlotte, FL 33980-5231
Individually Owned
27-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-4629126
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2005
Construction
WOOD FRAME
Total area
7,296 SF
Lot
2.7 ac (117,612 SF)
Zoning code
PD PLANNED DEVELOPMENT
APN
40-23-07-326-021
UPID
US18-4629126
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
-
Millennium Home Care Home Health Care Service
-
Jenkins Builders Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.34M
Blend (final)
Blend
$1.34M
Owner & transaction history
Richard O Kriss · 27 yrs held
Richard O Kriss
since 1998
7 recorded transactions
Zoning & alternative use
PD PLANNED DEVELOPMENT · Port Charlotte, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.2M
+128.8%
Medical building
$1.4M
+49.3%
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
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
OFFICE BUILDING
$955,000
Current use
AUTO REPAIR, GARAGE
$2,185,000
Change: +129% · Conversion: Difficult
MEDICAL BUILDING
$1,425,000
Change: +49% · Conversion: Easy
COMMERCIAL (GENERAL)
$825,000
Change: -13% · Conversion: Easy
WAREHOUSE, STORAGE
$810,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$1.34M
Range $1.20M – $1.47M · ±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
$183 / 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
$41,158
Tax year 2023
Assessed value
$2,081,598
Assessed 2023
Previous assessed
$2,099,431
-0.8% YoY
Effective rate
1.98%
On assessed value
Land market value
$705,672
Improvement market value
$3,073,181
Total market value
$3,778,853
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
2005
Construction
WOOD FRAME
Heating
YES
Cooling
YES
Buildings
3
Stories
1
Rooms
11
Bathrooms
10
Total area
7,296 SF
Lot
2.7 ac (117,612 SF)
Zoning code
PD PLANNED DEVELOPMENT
APN
40-23-07-326-021
UPID
US18-4629126
Jurisdiction
CHARLOTTE
Zoning & alternative use
PD PLANNED DEVELOPMENT · Port Charlotte, FL
Zoning PD PLANNED DEVELOPMENT · permitted uses
PD PLANNED DEVELOPMENT · 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
$955,000
AUTO REPAIR, GARAGE
Est. value
$2.2M
MEDICAL BUILDING
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$825,000
WAREHOUSE, STORAGE
Est. value
$810,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
2005
Construction
WOOD FRAME
Heating
YES
Cooling
Yes
Stories
1
Buildings
3
Rooms
11
Bathrooms
10
Lot
2.7 ac
Current owner
From public records · entity-resolved
Richard O Kriss
Individual
Free & Clear · 27 yrs held
Mailing address
570 DELAWARE AVE, BUFFALO, NY 14202-1206
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1998
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 3, 1998
$127,300
Richard O Kriss
Lennar Homes
Grant Deed
—
Oct 8, 1998
$91,300
Joyce A Izzi
Lennar Homes
Grant Deed
—
Jul 17, 1998
$97,900
Wrobel,chester A & Adele M
Lennar Homes
Trustees Deed
—
Jul 17, 1998
$102,000
Mulligan,walter & Jacqueline E
Lennar Homes
Trustees Deed
—
Jun 24, 1998
$120,800
Tregg,harry & Wilma W
Lennar Homes
Trustees Deed
—
Jun 24, 1998
$82,200
Defrees,anna E
Lennar Homes
Trustees Deed
—
May 4, 1998
$89,400
Donald J Wright
Lennar Homes
Grant Deed
—
Apr 15, 1998
$40,000
Lennar Homes
Kingsgate Associates II Ltd
Grant Deed
—
Apr 14, 1998
$117,300
Richard R Henderson
Lennar Homes
Grant Deed
—
Apr 2, 1998
$94,200
Harry E Horn
Lennar Homes
Grant Deed
—
Mar 12, 1998
$122,500
Howell Trust
Lennar Homes
Grant Deed
—
Feb 5, 1998
$118,200
Carlton G Adams
Lennar Homes
Grant Deed
—
Jan 27, 1998
$121,100
Michael E Dernbach
Lennar Homes
Grant Deed
—
Jan 22, 1998
$129,000
Gerald H Sitte
Lennar Homes
Grant Deed
—
Jan 20, 1998
$122,500
Howell Trust
Lennar Homes
Grant Deed
$43,850 · Barnett Bank
Jan 16, 1998
$30,000
Lennar Homes
Kingagate Assn II Ltd
Grant Deed
—
Oct 16, 1997
$327,500
Lennor Homes INC
Kingsgate Assoc II Ltd
Trustees Deed
—
Oct 16, 1997
$7,308,000
Kingsgate Assoc
Nb/85 Assoc
Trustees 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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