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Property profile & analytics
OFF-MARKET
Estimated value
$1,375,000
Office buildings
17960 Toledo Blade Blvd 2#P Port Charlotte, FL 33948-1021
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-0511325
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1993
Construction
CONCRETE BLOCKS
Total area
6,478 SF
Lot
0.69 ac (30,000 SF)
Zoning code
OMI OFFICE, MEDICAL, INST
APN
40-21-12-480-012
UPID
US18-0511325
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
-
Elite Fine Arts Academy Training Center
-
Buffalo Graffix (Bike/Boat/Book/etc) Store Printing Service
-
CBJ Builders Group Inc. Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.32M
Comparable Approach
Comparable
$919k
Blend (final)
Blend
$1.38M
Owner & transaction history
Moonstone Holdings LLC · 4 yrs held
Moonstone Holdings LLC
since 2021
Last sale
$1.5M
4 recorded transactions
Zoning & alternative use
OMI OFFICE, MEDICAL, INST · Port Charlotte, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.2M
+160.6%
Auto repair, garage
$1.9M
+128.8%
Medical building
$1.3M
+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
$1,220,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,425,000
6.5%
$1,315,000
7%
$1,220,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$845,000
Current use
RESTAURANT
$2,210,000
Change: +161% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,940,000
Change: +129% · Conversion: Difficult
MEDICAL BUILDING
$1,265,000
Change: +49% · Conversion: Easy
WAREHOUSE, STORAGE
$975,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$1.38M
Range $1.24M – $1.51M · ±10% · vs last sale $1.48M (Dec 1 2021)
Last sale anchor
$1.48M
Dec 1 2021
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
$212 / 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
$12,928
Tax year 2023
Assessed value
$659,914
Assessed 2023
Previous assessed
$599,922
+10.0% YoY
Effective rate
1.96%
On assessed value
Land market value
$138,000
Improvement market value
$608,088
Total market value
$746,088
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
1993
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
YES
Buildings
1
Stories
1
Rooms
3
Bathrooms
18
Total area
6,478 SF
Lot
0.69 ac (30,000 SF)
Zoning code
OMI OFFICE, MEDICAL, INST
APN
40-21-12-480-012
UPID
US18-0511325
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
$845,000
RESTAURANT
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$975,000
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1993
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
Yes
Stories
1
Buildings
1
Rooms
3
Bathrooms
18
Lot
0.69 ac
Current owner
From public records · entity-resolved
Moonstone Holdings LLC
Entity
Mailing address
1810 EL JOBEAN RD, PORT CHARLOTTE, FL 33948-1207
Ownership since
2021
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
Dec 29, 2023
—
Nxk Investments LLC
—
Deed
related
$2,800,000 · Crews Bank & Trust
Dec 1, 2021
$1,484,000
Moonstone Holdings LLC
Jea Toledo Blade LLC
Warranty Deed
$962,500 · Englewood Bank & Trust
Aug 15, 2011
—
Jea Toledo Blade LLC
Anderson James E Trust
Grant Deed
related
$430,000 · Anderson James E Trust (pt)
Mar 20, 2009
$210,000
Jea Toledo Blade LLC
Anderson James E Trust
Warranty 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.
Try Rey
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