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Property profile & analytics
OFF-MARKET
Estimated value
$3,395,000
Retail space
2013 Biscayne Dr Port Charlotte, FL 33953
Entity Owned
7-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-2107311
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2019
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
22,090 SF
Lot
17.21 ac (749,450 SF)
Zoning code
CG COMMERCIAL-GENERAL
APN
40-21-15-253-002
UPID
US18-2107311
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.39M
Blend (final)
Blend
$3.40M
Owner & transaction history
Mrt Lawn Service INC · 7 yrs held
Mrt Lawn Service INC
since 2019
3 recorded transactions
Zoning & alternative use
CG COMMERCIAL-GENERAL · Port Charlotte, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.3M
+81.8%
Warehouse, storage
$3.5M
+46.2%
Office building
$2.9M
+21.7%
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
RETAIL STORES
$2,375,000
Current use
MEDICAL BUILDING
$4,315,000
Change: +82% · Conversion: Difficult
WAREHOUSE, STORAGE
$3,470,000
Change: +46% · Conversion: Difficult
OFFICE BUILDING
$2,890,000
Change: +22% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,500,000
Change: +5% · Conversion: Easy
Blend value · Realmo final
$3.40M
Range $3.06M – $3.73M · ±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
$154 / 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
$89,883
Tax year 2023
Assessed value
$3,967,202
Assessed 2023
Previous assessed
$3,913,216
+1.4% YoY
Effective rate
2.27%
On assessed value
Land market value
$2,473,185
Improvement market value
$3,646,362
Total market value
$6,119,547
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2019
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Buildings
2
Stories
1
Total area
22,090 SF
Lot
17.21 ac (749,450 SF)
Zoning code
CG COMMERCIAL-GENERAL
APN
40-21-15-253-002
UPID
US18-2107311
Jurisdiction
CHARLOTTE
Zoning & alternative use
CG COMMERCIAL-GENERAL · Port Charlotte, FL
Zoning CG COMMERCIAL-GENERAL · permitted uses
CG COMMERCIAL-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
RETAIL STORES Current
Est. value
$2.4M
MEDICAL BUILDING
Est. value
$4.3M
WAREHOUSE, STORAGE
Est. value
$3.5M
OFFICE BUILDING
Est. value
$2.9M
COMMERCIAL (GENERAL)
Est. value
$2.5M
RETAIL STORES Current
MEDICAL BUILDING
WAREHOUSE, STORAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
2019
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Buildings
2
Lot
17.21 ac
Current owner
From public records · entity-resolved
Mrt Lawn Service INC
Entity
Free & Clear · 7 yrs held
Mailing address
2775 EL JOBEAN RD, PORT CHARLOTTE, FL 33953-5740
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 26, 2019
—
Mrt Lawn Service INC
Charlotte Cnty
Grant Deed
related
—
Sep 20, 2017
$750,000
Mrt Lawn Service INC
Tamiami Biscayne Prop LLC
Warranty Deed
—
Apr 13, 2006
$1,133,000
First Finl Emp Leasing INC
Corner Biscayne Trust
Warranty Deed
related
—
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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