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Property profile & analytics
OFF-MARKET
Assisted living facilities
23023 Westchester Blvd, Port Charlotte, FL 33980-8448
Entity Owned
11-yr Hold
Free & Clear
Property ID
US18-5135677
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1985
Construction
WOOD
Total area
2,802 SF
Lot
31.39 ac (1,367,254 SF)
Zoning code
RMF15 MULTI-FAMILY
APN
40-22-25-101-002
UPID
US18-5135677
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
-
South Port Square Retirement Community
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
Ccrc-south Port Square LLC · 11 yrs held
Ccrc-south Port Square LLC
since 2014
3 recorded transactions
Zoning & alternative use
RMF15 MULTI-FAMILY · 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
$707,704
Tax year 2023
Assessed value
$29,527,514
Assessed 2023
Previous assessed
$24,963,550
+18.3% YoY
Effective rate
2.40%
On assessed value
Land market value
$6,645,000
Improvement market value
$64,767,104
Total market value
$71,412,104
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1985
Construction
WOOD
Heating
FORCED AIR
Cooling
YES
Buildings
19
Stories
1
Rooms
51
Bathrooms
4
Total area
2,802 SF
Lot
31.39 ac (1,367,254 SF)
Zoning code
RMF15 MULTI-FAMILY
APN
40-22-25-101-002
UPID
US18-5135677
Jurisdiction
CHARLOTTE
Zoning & alternative use
RMF15 MULTI-FAMILY · Port Charlotte, FL
Zoning RMF15 MULTI-FAMILY · permitted uses
RMF15 MULTI-FAMILY · 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
1985
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
19
Rooms
51
Bathrooms
4
Lot
31.39 ac
Current owner
From public records · entity-resolved
Ccrc-south Port Square LLC
Entity
Free & Clear · 11 yrs held
Mailing address
1920 MAIN ST STE #1200, IRVINE, CA 92614-7230
Ownership since
2014
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
Sep 2, 2014
$23,026,200
Ccrc-south Port Square LLC
South Port Square LLC
Grant Deed
—
Feb 5, 2003
$35,044,100
South Port Square LLC
A D K Properties LLC
Grant Deed
—
Feb 5, 2003
$1,140,000
Harbour Health Properties LLC
A D K Properties LLC
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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