23013 Westchester Blvd Port Charlotte, FL 33980-8448
Entity Owned
10-yr Hold
Free & Clear
Estimated value (blended)
$10.92M
Range $9.83M – $12.01M (±10%)
Property ID
US18-4381585
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1986
Construction
BRICK
Total area
126,970 SF
Lot
5.63 ac (245,128 SF)
Zoning code
RMF12 MULTI-FAMILY
APN
40-22-25-101-001
UPID
US18-4381585
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Physician
-
Nursing Home Retirement Community
-
Physician
-
Physician
-
Rehabilitation Center Home Health Care Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.92M
Owner & transaction history
Zoning & alternative use
RMF12 MULTI-FAMILY · Port Charlotte, FL
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$10.92M
Value range
$9.83M – $12.01M
±10% around blend
Estimated value / SF
$86 / SF
Confidence
Property data
88
Comparable evidence
60
$9.83M
blend $10.92M
$12.01M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
126,970 SF
Lot area
5.63 ac
Year built
1986
Stories
1
APN
40-22-25-101-001
Assessed value
$10,920,370
Annual tax
$252,011
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$10.92M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$10.92M
Move the market yield to see immediate price impact.
Value / SF
$86
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$688k
$13.76M
$9.83M
$7.64M
$764k
$15.29M
$10.92M
$8.49M
$841k
$16.82M
$12.01M
$9.34M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$252,011
Tax year 2023
Assessed value
$10,920,370
Assessed 2023
Previous assessed
$9,025,099
+21.0% YoY
Effective rate
2.31%
On assessed value
Land market value
$1,072,000
Improvement market value
$13,829,836
Total market value
$14,901,836
Applied tax rate
104.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
BRICK
Heating
NONE
Cooling
YES
Buildings
5
Stories
1
Rooms
2
Bathrooms
1
Total area
126,970 SF
Lot
5.63 ac (245,128 SF)
Zoning code
RMF12 MULTI-FAMILY
APN
40-22-25-101-001
UPID
US18-4381585
Jurisdiction
CHARLOTTE
Zoning & alternative use
RMF12 MULTI-FAMILY · Port Charlotte, FLZoning RMF12 MULTI-FAMILY · permitted uses
RMF12 MULTI-FAMILY · Port Charlotte, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1986
Construction
BRICK
Heating
NONE
Cooling
Yes
Stories
1
Buildings
5
Rooms
2
Bathrooms
1
Lot
5.63 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
RMF12 MULTI-FAMILY
Jurisdiction
Port Charlotte, FL
Recorded code
RMF12 MULTI-FAMILY
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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