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Property profile & analytics
OFF-MARKET
Community centers
18500 Veterans Blvd 4 Port Charlotte, FL 33954-1035
Individually Owned
27-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-3447872
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1999
Construction
WOOD
Total area
16,000 SF
Lot
12.39 ac (539,668 SF)
Zoning code
IG INDUSTRIAL-GENERAL
APN
40-22-07-205-003
UPID
US18-3447872
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
-
Firehouse Subs Heritage Plaza Take-out & Catering Catering Service
-
LC Eyecare Physician
-
Barbara Brunner Real Estate Inc Real Estate Agency
-
Visionworks Heritage Plaza Physician
-
Corina Franco Realtor Coldwell Banker Sunstar Realty Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Heritage Plaza Ltd · 27 yrs held
Heritage Plaza Ltd
since 1999
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$272,663
Tax year 2023
Assessed value
$14,351,886
Assessed 2023
Previous assessed
$14,010,013
+2.4% YoY
Effective rate
1.90%
On assessed value
Land market value
$4,317,344
Improvement market value
$13,439,374
Total market value
$17,756,718
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1999
Construction
WOOD
Heating
FORCED AIR
Cooling
YES
Buildings
6
Stories
1
Rooms
6
Bathrooms
6
Total area
16,000 SF
Lot
12.39 ac (539,668 SF)
Zoning code
IG INDUSTRIAL-GENERAL
APN
40-22-07-205-003
UPID
US18-3447872
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.
Building & site characteristics
From public records
Year built
1999
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
6
Rooms
6
Bathrooms
6
Lot
12.39 ac
Current owner
From public records · entity-resolved
Heritage Plaza Ltd
Individual
Mailing address
9986 MANCHESTER RD, SAINT LOUIS, MO 63122-1923
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1999
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
Feb 18, 1999
$1,646,000
Heritage Plaza Ltd
Anderson,james E & Gail W
Grant Deed
$11,836,242 · Colonial Bank Fsb
—
—
Hudson Realty Trust
—
Deed Of Trust
related
$9,875,355 · John Hancock Life Insurance Co
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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