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Property profile & analytics
FOR SALE
Commercial land
23041 Harborview Rd Port Charlotte, FL 33980
Entity Owned
15-yr Hold
Free & Clear
Property ID
US18-0477641
For Sale
1 / 17
$995,000
23041 Harborview Rd, Port Charlotte, FL 33980
View Listing →
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1976
Total area
7,969 SF
Lot
0.99 ac (43,081 SF)
Zoning code
CG COMMERCIAL-GENERAL
APN
40-22-25-302-001
UPID
US18-0477641
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$631k
Blend (final)
Blend
$630k
Owner & transaction history
Aubie LLC · 15 yrs held
Aubie LLC
since 2011
4 recorded transactions
Zoning & alternative use
CG COMMERCIAL-GENERAL · Port Charlotte, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.0M
+15.5%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$900,000
Current use
OFFICE BUILDING
$1,040,000
Change: +16% · Conversion: Easy
WAREHOUSE, STORAGE
$885,000
Change: -2% · Conversion: Difficult
RETAIL STORES
$855,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$630k
Range $567k – $693k · ±10%
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
$79 / 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
$6,881
Tax year 2023
Assessed value
$339,109
Assessed 2023
Previous assessed
$329,570
+2.9% YoY
Effective rate
2.03%
On assessed value
Land market value
$430,810
Total market value
$430,810
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
For Sale
Year built
1976
Heating
FORCED AIR
Cooling
YES
Stories
1
Rooms
1
Bathrooms
19
Total area
7,969 SF
Lot
0.99 ac (43,081 SF)
Zoning code
CG COMMERCIAL-GENERAL
APN
40-22-25-302-001
UPID
US18-0477641
Jurisdiction
CHARLOTTE
Zoning & alternative use
CG COMMERCIAL-GENERAL · Port Charlotte, FL
Zoning CG COMMERCIAL-GENERAL · permitted uses
CG COMMERCIAL-GENERAL · 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
COMMERCIAL (GENERAL) Current
Est. value
$900,000
OFFICE BUILDING
Est. value
$1.0M
WAREHOUSE, STORAGE
Est. value
$885,000
RETAIL STORES
Est. value
$855,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
WAREHOUSE, STORAGE
RETAIL STORES
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
1976
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
1
Bathrooms
19
Lot
0.99 ac
Current owner
From public records · entity-resolved
Aubie LLC
Entity
Free & Clear · 15 yrs held
Mailing address
12664 SW KINGSWAY CIR, LAKE SUZY, FL 34269-4501
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 12, 2011
—
Aubie LLC
Mcdonough,dennis M
Grant Deed
—
Dec 29, 2008
—
Capstone Harborview LLC
Charlotte Animal Hospital Pa
Quit Claim Deed
related
—
Dec 29, 2008
$176,900
Capstone Harborview LLC
Mcdonough,dennis M
Warranty Deed
—
Feb 28, 2001
$500,000
D V Mcdonough
Growney,patrick J
Grant Deed
$450,000 · Seller
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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