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Property profile & analytics
OFF-MARKET
Estimated value
$2,555,000
Medical Office Space
2300 Loveland Blvd Port Charlotte, FL 33980-5716
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US18-2837336
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
10,058 SF
Lot
2.42 ac (105,418 SF)
Zoning code
OMI OFFICE, MEDICAL, INST
APN
40-23-18-306-003
UPID
US18-2837336
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
-
Cardiology Associates of Charlotte County, PA Medical Clinic
-
Cardiology Associates Medical Clinic
-
Dr. Louis D. Rosenfield M.D Physician
-
Robert B. Garrett M.D. Physician
-
ENT Associates PA Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.17M
Comparable Approach
Comparable
$3.33M
Blend (final)
Blend
$2.56M
Owner & transaction history
Busca Properties LLC · 3 yrs held
Busca Properties LLC
since 2022
Last sale
$2.4M
7 recorded transactions
Zoning & alternative use
OMI OFFICE, MEDICAL, INST · Port Charlotte, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$3.8M
+93.3%
Restaurant
$3.4M
+74.5%
Auto repair, garage
$3.0M
+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
$1,805,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,345,000
6.5%
$2,165,000
7%
$2,010,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,965,000
Current use
INDUSTRIAL (GENERAL)
$3,795,000
Change: +93% · Conversion: Difficult
RESTAURANT
$3,430,000
Change: +74% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,010,000
Change: +53% · Conversion: Difficult
Blend value · Realmo final
$2.56M
Range $2.30M – $2.81M · ±10% · vs last sale $2.35M (Nov 16 2022)
Last sale anchor
$2.35M
Nov 16 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
$254 / 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
$33,929
Tax year 2023
Assessed value
$1,888,421
Assessed 2023
Previous assessed
$1,459,941
+29.3% YoY
Effective rate
1.80%
On assessed value
Land market value
$632,508
Improvement market value
$1,661,233
Total market value
$2,293,741
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Buildings
1
Stories
1
Rooms
6
Bathrooms
6
Total area
10,058 SF
Lot
2.42 ac (105,418 SF)
Zoning code
OMI OFFICE, MEDICAL, INST
APN
40-23-18-306-003
UPID
US18-2837336
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
MEDICAL BUILDING Current
Est. value
$2.0M
INDUSTRIAL (GENERAL)
Est. value
$3.8M
RESTAURANT
Est. value
$3.4M
AUTO REPAIR, GARAGE
Est. value
$3.0M
MEDICAL BUILDING Current
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
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Buildings
1
Rooms
6
Bathrooms
6
Lot
2.42 ac
Current owner
From public records · entity-resolved
Busca Properties LLC
Entity
Mailing address
2716 HIBISCUS CT, PUNTA GORDA, FL 33950-5090
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 16, 2022
$2,350,000
Busca Properties LLC
Rthg LLC
Warranty Deed
$2,135,000 · Charlotte State Bank & Trust
Jan 18, 2017
—
Rthg LLC
—
Deed
related
$387,000 · Bank Of America
Mar 17, 2016
$742,000
Rthg LLC
Rref Rb-fl Smp LLC
Grant Deed
$593,600 · Bank Of America
Aug 22, 2014
$8,100
Rref Rb-fl Smp LLC
Suncoast Medical Plaza Coc
Trustees Deed
—
Nov 14, 2005
$1,060,000
Anthony Brignoni
Suncoast Office Park INC
Warranty Deed
$901,000 · Amsouth Bank
—
—
Anthony Brignoni
—
Deed Of Trust
related
$2,500,000 · Regions Bank
—
—
Rthg LLC
—
Deed Of Trust
related
$387,000 · Bank Of America
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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