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Property profile & analytics
OFF-MARKET
Estimated value
$6,190,000
Medical Office Space
21275 Olean Blvd Port Charlotte, FL 33952-6704
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US19-0462074
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
17,963 SF
Lot
1.8 ac (78,346 SF)
Zoning code
CG COMMERCIAL-GENERAL
APN
40-22-22-201-001
UPID
US19-0462074
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
-
TRAVIS TZYH WEI POH Physician
-
Eric R. Schaible, MD Ophthalmologist
-
Debra McCracken, O.D. Physician
-
St. Lucy’s Eye Surgery Center Medical Clinic Hospital
-
Boris Ovodenko, MD Ophthalmologist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.87M
Comparable Approach
Comparable
$5.17M
Blend (final)
Blend
$6.19M
Owner & transaction history
Vbhc Port Charlotte LLC · 4 yrs held
Vbhc Port Charlotte LLC
since 2022
Last sale
$8.3M
4 recorded transactions
Zoning & alternative use
CG COMMERCIAL-GENERAL · Port Charlotte, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$6.8M
+107.0%
Restaurant
$6.1M
+86.9%
Auto repair, garage
$5.4M
+64.1%
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
$6,370,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$4,185,000
6.5%
$3,865,000
7%
$3,590,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$6,780,000
Change: +107% · Conversion: Difficult
RESTAURANT
$6,120,000
Change: +87% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,375,000
Change: +64% · Conversion: Difficult
Blend value · Realmo final
$6.19M
Range $5.57M – $6.81M · ±10% · vs last sale $8.28M (Jun 2 2022)
Last sale anchor
$8.28M
Jun 2 2022
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
$345 / 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
$55,024
Tax year 2023
Assessed value
$3,053,710
Assessed 2023
Previous assessed
$2,271,789
+34.4% YoY
Effective rate
1.80%
On assessed value
Land market value
$938,512
Improvement market value
$2,188,190
Total market value
$3,126,702
Applied tax rate
114.0000
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
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Buildings
1
Stories
1
Rooms
1
Total area
17,963 SF
Lot
1.8 ac (78,346 SF)
Zoning code
CG COMMERCIAL-GENERAL
APN
40-22-22-201-001
UPID
US19-0462074
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
INDUSTRIAL (GENERAL)
Est. value
$6.8M
RESTAURANT
Est. value
$6.1M
AUTO REPAIR, GARAGE
Est. value
$5.4M
INDUSTRIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
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
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Buildings
1
Rooms
1
Lot
1.8 ac
Current owner
From public records · entity-resolved
Vbhc Port Charlotte LLC
Entity
Mailing address
292 MADISON AVE FL #7, NEW YORK, NY 10017-6318
Ownership since
2022
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
Jun 2, 2022
$8,280,000
Vbhc Port Charlotte LLC
S & S Lc
Special Warranty Deed
$5,852,000 · First Citizens Bank & Trust Co
Mar 10, 2003
$3,280,000
S Lc
Limoncelli,anthony
Grant Deed
$2,788,000 · Suntrust Bank NA
—
—
S Lc
—
Loan Modification
related
$2,912,559 · Suntrust Bank NA
—
—
S Lc
—
Deed Of Trust
related
$1,038,495 · 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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