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Property profile & analytics
OFF-MARKET
Assisted living facilities
22332 Vick St, Port Charlotte, FL 33980-2053
Entity Owned
~
Est. High Equity
Property ID
US18-4478383
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1986
Construction
TILT-UP CONCRETE
Total area
41,722 SF
Lot
1.48 ac (64,375 SF)
Zoning code
MU MIXED USE-RSF
APN
40-22-26-251-006
UPID
US18-4478383
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
-
Regents Club Retirement Community Retirement Community
-
Vick Street Manor Medical Clinic
-
Family Extended Care of Punta Gorda Nursing Home
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
40th Street Investment Property LLC
40th Street Investment Property LLC
since 2026
7 recorded transactions
Zoning & alternative use
MU MIXED USE-RSF · 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
$162
Tax year 2023
Assessed value
$3,493,543
Assessed 2023
Previous assessed
$3,057,640
+14.3% YoY
Effective rate
0.00%
On assessed value
Land market value
$466,719
Improvement market value
$3,635,895
Total market value
$4,102,614
Applied tax rate
103.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1986
Construction
TILT-UP CONCRETE
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Rooms
85
Bathrooms
82
Total area
41,722 SF
Lot
1.48 ac (64,375 SF)
Zoning code
MU MIXED USE-RSF
APN
40-22-26-251-006
UPID
US18-4478383
Jurisdiction
CHARLOTTE
Zoning & alternative use
MU MIXED USE-RSF · Port Charlotte, FL
Zoning MU MIXED USE-RSF · permitted uses
MU MIXED USE-RSF · 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
1986
Construction
TILT-UP CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Rooms
85
Bathrooms
82
Lot
1.48 ac
Current owner
From public records · entity-resolved
40th Street Investment Property LLC
Entity
Mailing address
2700 W 81ST ST, HIALEAH, FL 33016-2732
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 3, 2026
$2,500,000
40th Street Investment Property LLC
Family Extended Care Of Punta Gorda INC
Special Warranty Deed
—
Sep 27, 2019
—
Family Extended Care Of Punta Gor
—
Deed
related
$2,600,000 · First City Funding Group LLC
May 29, 2019
$100
Family Extended Care Of Punta
South,robert O & Dana B
Quit Claim Deed
related
—
Mar 20, 2019
$100
Family Extended Care Of Punta
South,robert O & Dana B
Quit Claim Deed
related
—
Jan 16, 2008
—
Regents Club
Regents Club Pa
Correction Deed
related
$380,000 · Wachovia Bank NA
—
—
Regents Club
—
Deed Of Trust
related
$196,794 · Cit Group Commercial Services
—
—
Family Extended Care Of Punta Gor
—
Deed Of Trust
related
$2,600,000 · First City Funding Group LLC
—
—
Regents Club
—
Deed Of Trust
related
$380,000 · Bankfirst
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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