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Property profile & analytics
OFF-MARKET
Estimated value
$5,040,000
Medical Office Space
22395 Edgewater Dr, Port Charlotte, FL 33980-2012
Entity Owned
1-yr Hold
Free & Clear
Property ID
US18-8957083
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
12,170 SF
Lot
2.81 ac (122,403 SF)
Zoning code
MU MIXED USE-RSF
APN
40-22-26-401-002
UPID
US18-8957083
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
-
Maria L. Gallo, ARNP Physician
-
Julie R. Pauly, ARNP Physician
-
Patricia J. Ciampa-Muske, ARNP Physician
-
Bernadette Serafini Physician
-
Crystal Kaplan Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.89M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.02M
Blend (final)
Blend
$5.04M
Owner & transaction history
Msm Magnolia 1 LLC · 1 yrs held
Msm Magnolia 1 LLC
since 2025
Last sale
$6.2M
3 recorded transactions
Zoning & alternative use
MU MIXED USE-RSF · Port Charlotte, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$4.6M
+93.3%
Restaurant
$4.2M
+74.5%
Auto repair, garage
$3.6M
+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
$4,890,000
ML approach
$4,890,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$4,595,000
Change: +93% · Conversion: Difficult
RESTAURANT
$4,150,000
Change: +74% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,640,000
Change: +53% · Conversion: Difficult
Blend value · Realmo final
$5.04M
Range $4.54M – $5.54M · ±10% · vs last sale $6.20M (Feb 12 2025)
Last sale anchor
$6.20M
Feb 12 2025
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
$414 / 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
$45,242
Tax year 2023
Assessed value
$2,428,942
Assessed 2023
Previous assessed
$2,208,129
+10.0% YoY
Effective rate
1.86%
On assessed value
Land market value
$1,897,256
Improvement market value
$2,121,193
Total market value
$4,018,449
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
3
Stories
1
Rooms
1
Bathrooms
9
Total area
12,170 SF
Lot
2.81 ac (122,403 SF)
Zoning code
MU MIXED USE-RSF
APN
40-22-26-401-002
UPID
US18-8957083
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.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL)
Est. value
$4.6M
RESTAURANT
Est. value
$4.2M
AUTO REPAIR, GARAGE
Est. value
$3.6M
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
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
3
Rooms
1
Bathrooms
9
Lot
2.81 ac
Current owner
From public records · entity-resolved
Msm Magnolia 1 LLC
Entity
Free & Clear · 1 yrs held
Mailing address
1425 S POINTE DR, MIAMI BEACH, FL 33139
Ownership since
2025
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
May 12, 2025
$6,201,500
Msm Magnolia 1 LLC
Deland Is My Land LLC
Special Warranty Deed
—
Jan 3, 2024
$4,891,000
Deland Is My Land LLC
Bayshore Partnership LLP
Warranty Deed
—
Oct 16, 2000
$340,000
Bayshore Partnership LLP
Nehez Family Partnership
Grant Deed
—
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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