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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Office buildings
22107 Elmira Blvd Port Charlotte, FL 33952-7018
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-2078669
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1990
Construction
CONCRETE BLOCKS
Total area
3,600 SF
Lot
0.23 ac (10,000 SF)
Zoning code
OMI OFFICE, MEDICAL, INST
APN
40-22-23-309-003
UPID
US18-2078669
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
-
Deven Perry | Southwest FL Real Estate | eXp Realty Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$426k
Blend (final)
Blend
$510k
Owner & transaction history
D C Real Estate Development LLC · 4 yrs held
D C Real Estate Development LLC
since 2022
Last sale
$535,000
1 recorded transaction
Zoning & alternative use
OMI OFFICE, MEDICAL, INST · Port Charlotte, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$655,000
+39.4%
Warehouse, storage
$545,000
+15.3%
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
$410,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$470,000
Current use
MEDICAL BUILDING
$655,000
Change: +39% · Conversion: Easy
WAREHOUSE, STORAGE
$545,000
Change: +15% · Conversion: Difficult
COMMERCIAL (GENERAL)
$390,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$510k
Range $459k – $561k · ±10% · vs last sale $535k (Jun 17 2022)
Last sale anchor
$535k
Jun 17 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
$142 / 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
$6,090
Tax year 2023
Assessed value
$306,000
Assessed 2023
Previous assessed
$306,000
+0.0% YoY
Effective rate
1.99%
On assessed value
Land market value
$27,000
Improvement market value
$317,064
Total market value
$344,064
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1990
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
YES
Buildings
1
Stories
1
Rooms
6
Bathrooms
6
Total area
3,600 SF
Lot
0.23 ac (10,000 SF)
Zoning code
OMI OFFICE, MEDICAL, INST
APN
40-22-23-309-003
UPID
US18-2078669
Jurisdiction
CHARLOTTE
Zoning & alternative use
OMI OFFICE, MEDICAL, INST · Port Charlotte, FL
Zoning OMI OFFICE, MEDICAL, INST · permitted uses
OMI OFFICE, MEDICAL, INST · 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
OFFICE BUILDING Current
Est. value
$470,000
MEDICAL BUILDING
Est. value
$655,000
WAREHOUSE, STORAGE
Est. value
$545,000
COMMERCIAL (GENERAL)
Est. value
$390,000
OFFICE BUILDING Current
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1990
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
Yes
Stories
1
Buildings
1
Rooms
6
Bathrooms
6
Lot
0.23 ac
Current owner
From public records · entity-resolved
D C Real Estate Development LLC
Entity
Mailing address
12650 NEW BRITTANY BLVD, FORT MYERS, FL 33907-3679
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 17, 2022
$535,000
D C Real Estate Development LLC
Stephen P Cammick
Warranty Deed
$500,000 · Stephen & Catherine Cammick Trust
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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