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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    22501 Westchester Blvd Port Charlotte, FL 33980

    • Commercial real estate
    • 3.55 lot acres
    For Sale
    View listing
    $1,200,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US18-7572663
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Commercial real estate

    Property Details for 22501 Westchester Blvd

    Lot size
    3.55 lot acres
    Property type
    Commercial real estate

    Description

    This exceptional 3.55-acre parcel is located at 22501 Westchester Blvd, Port Charlotte, Florida, 33980. The property boasts a highly desirable RMF12 zoning designation, offering significant development potential. Currently listed for $1,200,000, this land presents a unique investment opportunity in a prime intown location. Approved plans for a 112-room assisted living facility (ALF) are available for review, providing a clear path for immediate development. The site's strategic location offers easy access to Charlotte Harbor, a variety of dining and shopping options, and nearby hospitals, ensuring convenient access to essential amenities. Furthermore, the property benefits from its proximity to the new Downtown Promenades Mall currently under development within a mile, promising increased foot traffic and enhanced property value in the future. This is a rare opportunity to acquire a substantial land holding in a thriving Florida community with significant upside potential. The property is being offered for sale by owner.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Port Charlotte
    County
    Charlotte
    State
    Florida
    Longitude
    -82.074359237252
    Latitude
    26.971681952795

    Comparable in this City

    • Contact for pricing

      Port Charlotte Commercial Land

      10,018 sq ft lot, build your dream!
      23231 Macdougall Ave, Port Charlotte, FL 33980
      View Details
    • $5,000,000
      8.30 Acres

      Bayshore Road Development Land

      8.3 Acres, Prime Port Charlotte Location
      22901 Bayshore Rd, Punta Gorda, FL 33980
      View Details
    • $1,600,000
      7.48 Acres

      Prime Punta Gorda Development Land

      7.48 Acres, RMF-5 Zoning, Multi-Use Potential
      24258 Harbor View Rd, Punta Gorda, FL 33980
      View Details
    • $130,000
      1,944 SF

      PUNTA GORDA Duplex Opportunity

      Duplex or single-family opportunity in Punta Gorda, Florida.
      4377 Guard St, Port Charlotte, FL 33980
      View Details
    • $135,000

      Punta Gorda Multifamily Opportunity

      Multifamily property for sale in Punta Gorda, Florida.
      1000 Kings Hwy, Punta Gorda, FL 33980
      View Details
    • $150,000
      1,344 SF

      Punta Gorda Duplex Opportunity

      Duplex in Punta Gorda, Florida, requiring renovation.
      4385 Guard St, Port Charlotte, FL 33980
      View Details

    Similar Nearby for Sale

    • Contact for pricing

      Port Charlotte Commercial Land

      10,018 sq ft lot, build your dream!
      23231 Macdougall Ave, Port Charlotte, FL 33980
      View Details
    • $1,600,000
      7.48 Acres

      Prime Punta Gorda Development Land

      7.48 Acres, RMF-5 Zoning, Multi-Use Potential
      24258 Harbor View Rd, Punta Gorda, FL 33980
      View Details
    • $5,000,000
      8.30 Acres

      Bayshore Road Development Land

      8.3 Acres, Prime Port Charlotte Location
      22901 Bayshore Rd, Punta Gorda, FL 33980
      View Details
    • $130,000
      1,944 SF

      PUNTA GORDA Duplex Opportunity

      Duplex or single-family opportunity in Punta Gorda, Florida.
      4377 Guard St, Port Charlotte, FL 33980
      View Details
    • $135,000

      Punta Gorda Multifamily Opportunity

      Multifamily property for sale in Punta Gorda, Florida.
      1000 Kings Hwy, Punta Gorda, FL 33980
      View Details
    • $490,000
      3,456 SF

      Punta Gorda Quadruplex Opportunity

      Quadruplex in a desirable rental area, priced below appraised value.
      23116 Seneca Ave, Port Charlotte, FL 33980
      View Details

    Similar Nearby for Lease

    • $1,375 /Mo

      Renovated 2-Bedroom Unit For Rent

      Renovated 2-bedroom, 1-bathroom unit with included utilities in Punta Gorda.
      4504 Oakley St, Port Charlotte, FL 33980
      View Details
    • $14 SF/Yr
      3,585 SF

      Harborview Road Flex Space Investment

      Prime Port Charlotte Flex Space, 3,585 SF
      23263 Harborview Rd, Port Charlotte, FL 33980
      View Details
    • $21 SF/Yr
      1,512 SF

      Medical Office Space Available

      Medical office space for lease in Port Charlotte, Florida.
      22655 Bayshore Rd, Port Charlotte, FL 33980
      View Details
    • $15 SF/Yr
      5,000 SF

      Warehouse Space Available For Lease

      5,000 SF warehouse space available for lease January 1, 2026.
      4240 James St, Port Charlotte, FL 33980
      View Details
    • $23 SF/Yr
      98,467 SF

      Peachland Promenade Retail Center

      Port Charlotte Publix-anchored center; spaces available
      24123 Peachland Blvd, Punta Gorda, FL 33980
      View Details
    • Contact for pricing
      55,160 SF

      Bayshore Village Retail Center

      Port Charlotte Retail Space Available
      4265 Tamiami Trl, Port Charlotte, FL 33980
      View Details
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    22501 Westchester Blvd
    Port Charlotte, FL 33980
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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