Individually Owned 
For Sale
1 / 66
$900,000
23064 Harborview Rd, Port Charlotte, FL 33980
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Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1962
Total area
5,840 SF
Lot
0.42 ac (18,161 SF)
Zoning code
IG INDUSTRIAL-GENERAL
APN
40-22-25-151-018
UPID
US18-4147569
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
-
Auto Repair Shop Vehicle Inspection Center
-
(Bike/Boat/Book/etc) Store Florist
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$628k
Blend (final)
Blend
$630k
Owner & transaction history
since 2009
4 recorded transactions
Zoning & alternative use
IG INDUSTRIAL-GENERAL · Port Charlotte, FL
Top alternative use upside
Office building
$765,000
+17.5%
Commercial (general)
$660,000
+1.8%
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 10 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$630k
Value range
$567k – $693k
±10% around blend
Estimated value / SF
$108 / SF
Confidence
High
10 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
100
Income certainty
100
$567k
blend $630k
$693k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,840 SF
Lot area
0.42 ac
Year built
1962
Stories
1
APN
40-22-25-151-018
Zoning
IG INDUSTRIAL-GENERAL
Assessed value
$389,995
Annual tax
$8,430
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$8,430
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.04M
Weighted, 10 comps · high confidence
Evidence
10 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.5 mi away · 7,500 SF
4.8 mi away · 5,860 SF
4.8 mi away · 6,360 SF
6.8 mi away · 5,247 SF
15.2 mi away · 5,000 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$630k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 26 sales
$111
-3%
Submarket 111 sales
$151
-28%
County 329 sales
$145
-26%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $108/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+18%
vs current-use indication
Commercial (general)
Warehouse, Storage · current use
Retail Stores
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 10 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Selected market yield
6.09%
Selected cap rate for this warehouses
Derived from the Port Charlotte market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.09%
9.0%
NOI (est.)
$55k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$900k
Move the market yield to see immediate price impact.
Value / SF
$154
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
5.59%6.09%6.59%
$49k
$882k
$810k
$748k
$55k
$980k
$900k
$832k
$60k
$1.08M
$990k
$915k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
10 found
High confidence · county-verified
Closest comparable
$930k
4.0 mi · Oct 2025 · $171/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$8,430
Tax year 2023
Assessed value
$389,995
Assessed 2023
Previous assessed
$373,080
+4.5% YoY
Effective rate
2.16%
On assessed value
Land market value
$76,276
Improvement market value
$151,886
Total market value
$228,162
Applied tax rate
103.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
For Sale
Year built
1962
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Rooms
2
Total area
5,840 SF
Lot
0.42 ac (18,161 SF)
Zoning code
IG INDUSTRIAL-GENERAL
APN
40-22-25-151-018
UPID
US18-4147569
Jurisdiction
CHARLOTTE
Zoning & alternative use
IG INDUSTRIAL-GENERAL · Port Charlotte, FLZoning IG INDUSTRIAL-GENERAL · permitted uses
IG INDUSTRIAL-GENERAL · Port Charlotte, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1962
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Rooms
2
Lot
0.42 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
IG INDUSTRIAL-GENERAL
Jurisdiction
Port Charlotte, FL
Recorded code
IG INDUSTRIAL-GENERAL
Ownership Intelligence
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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
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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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