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Property profile & analytics
OFF-MARKET
Estimated value
$8,305,000
Warehouses
18485 Paulson Dr Port Charlotte, FL 33954-1007
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-8020666
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1972
Total area
86,640 SF
Lot
2.33 ac (101,494 SF)
Zoning code
IG INDUSTRIAL-GENERAL
APN
40-22-07-228-004
UPID
US18-8020666
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
-
Port Charlotte Painters Painting Service General Contractor
-
Home Star Storage - Port Charlotte Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.10M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.51M
Blend (final)
Blend
$8.31M
Owner & transaction history
Ybvport Charlotte Ss LLC · 1 yrs held
Ybvport Charlotte Ss LLC
since 2025
Last sale
$6.8M
2 recorded transactions
Zoning & alternative use
IG INDUSTRIAL-GENERAL · Port Charlotte, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$8,100,000
ML approach
$8,100,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$13,750,000
Current use
OFFICE BUILDING
$11,335,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$8.31M
Range $7.47M – $9.14M · ±10% · vs last sale $6.84M (Mar 2 2025)
Last sale anchor
$6.84M
Mar 2 2025
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
$96 / 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
$19,034
Tax year 2023
Assessed value
$366,571
Assessed 2023
Previous assessed
$366,571
+0.0% YoY
Effective rate
5.19%
On assessed value
Land market value
$406,994
Improvement market value
$744,300
Total market value
$1,151,294
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
1972
Cooling
YES
Buildings
1
Stories
1
Total area
86,640 SF
Lot
2.33 ac (101,494 SF)
Zoning code
IG INDUSTRIAL-GENERAL
APN
40-22-07-228-004
UPID
US18-8020666
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
$13.8M
OFFICE BUILDING
Est. value
$11.3M
WAREHOUSE, STORAGE Current
OFFICE BUILDING
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
1972
Cooling
Yes
Stories
1
Buildings
1
Lot
2.33 ac
Current owner
From public records · entity-resolved
Ybvport Charlotte Ss LLC
Entity
Mailing address
2601 S BAYSHORE DR, MIAMI, FL 33133-5417
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 2, 2025
$6,840,000
Ybvport Charlotte Ss LLC
18485 Paulson LLC
Special Warranty Deed
$4,300,000 · Live Oak Banking Company
Sep 16, 2024
$8,100,000
18485 Paulson LLC
Hsgp Port Charlotte LLC
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.
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