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Property profile & analytics
OFF-MARKET
Estimated value
$2,545,000
Medical Office Space
20600 Veterans Blvd, Port Charlotte, FL 33954-2209
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US18-5237985
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
11,488 SF
Lot
1.56 ac (67,860 SF)
Zoning code
CG COMMERCIAL-GENERAL
APN
40-22-04-260-001
UPID
US18-5237985
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
-
Eye Health of Port Charlotte Medical Clinic Ophthalmologist
-
Michael Lewis, MD Ophthalmologist
-
Debra McCracken, O.D. Physician
-
Sara Bijan, M.D. Ophthalmologist
-
James Campbell, OD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.54M
Blend (final)
Blend
$2.55M
Owner & transaction history
Qjr Properties Port Charlotte LLC · 19 yrs held
Qjr Properties Port Charlotte LLC
since 2006
6 recorded transactions
Zoning & alternative use
CG COMMERCIAL-GENERAL · Port Charlotte, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.9M
+74.5%
Auto repair, garage
$3.4M
+53.2%
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
MEDICAL BUILDING
$2,245,000
Current use
RESTAURANT
$3,915,000
Change: +74% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,435,000
Change: +53% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,825,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$2.55M
Range $2.29M – $2.80M · ±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
$222 / 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
$27,564
Tax year 2023
Assessed value
$1,434,848
Assessed 2023
Previous assessed
$1,469,616
-2.4% YoY
Effective rate
1.92%
On assessed value
Land market value
$1,153,620
Improvement market value
$1,469,305
Total market value
$2,622,925
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Rooms
3
Bathrooms
5
Total area
11,488 SF
Lot
1.56 ac (67,860 SF)
Zoning code
CG COMMERCIAL-GENERAL
APN
40-22-04-260-001
UPID
US18-5237985
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
MEDICAL BUILDING Current
Est. value
$2.2M
RESTAURANT
Est. value
$3.9M
AUTO REPAIR, GARAGE
Est. value
$3.4M
WAREHOUSE, STORAGE
Est. value
$1.8M
MEDICAL BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
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
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Rooms
3
Bathrooms
5
Lot
1.56 ac
Current owner
From public records · entity-resolved
Qjr Properties Port Charlotte LLC
Entity
Mailing address
6091 S POINTE BLVD, FORT MYERS, FL 33919-4899
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 5, 2006
$712,500
Qjr Properties Port Charlotte LLC
James E Moore III
Special Warranty Deed
$570,000 · Suntrust Bank
Jul 30, 2001
$70,000
T-blade Trust
Englewood Trust
Grant Deed
—
Apr 6, 2001
$85,000
Englewood Trust
Snyder Development Co
Grant Deed
—
—
—
Qjr Props Port Charlotte LLC
—
Deed Of Trust
related
$1,313,500 · Suntrust Bank NA
—
—
T-blade Trust
—
Deed Of Trust
related
$164,884 · Florida Community Bank
—
—
Qjr Props Port Charlotte LLC
—
Deed Of Trust
related
$240,000 · Suntrust Bank NA
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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