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Property profile & analytics
OFF-MARKET
Estimated value
$2,285,000
Medical Office Space
23081 Harborview Rd Ste 101, Port Charlotte, FL 33980-2153
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US18-2178748
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1990
Construction
METAL FRAME
Total area
13,820 SF
Lot
1.44 ac (62,935 SF)
Zoning code
CG COMMERCIAL-GENERAL
APN
40-22-25-303-001
UPID
US18-2178748
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
$2.98M
Comparable Approach
Comparable
$2.86M
Blend (final)
Blend
$2.29M
Owner & transaction history
American Realty Group Of Sw Florida · 5 yrs held
American Realty Group Of Sw Florida
since 2021
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
CG COMMERCIAL-GENERAL · 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
Method
Estimation
Statistic approach
$1,455,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,220,000
6.5%
$2,975,000
7%
$2,760,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$2,700,000
Current use
Blend value · Realmo final
$2.29M
Range $2.06M – $2.51M · ±10% · vs last sale $1.77M (May 6 2021)
Last sale anchor
$1.77M
May 6 2021
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
$165 / 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
$34,492
Tax year 2023
Assessed value
$1,614,301
Assessed 2023
Previous assessed
$1,467,546
+10.0% YoY
Effective rate
2.14%
On assessed value
Land market value
$1,069,895
Improvement market value
$1,927,192
Total market value
$2,997,087
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1990
Construction
METAL FRAME
Heating
YES
Cooling
YES
Buildings
1
Stories
1
Rooms
2
Bathrooms
8
Total area
13,820 SF
Lot
1.44 ac (62,935 SF)
Zoning code
CG COMMERCIAL-GENERAL
APN
40-22-25-303-001
UPID
US18-2178748
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
MEDICAL BUILDING Current
Est. value
$2.7M
MEDICAL BUILDING Current
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
1990
Construction
METAL FRAME
Heating
YES
Cooling
Yes
Stories
1
Buildings
1
Rooms
2
Bathrooms
8
Lot
1.44 ac
Current owner
From public records · entity-resolved
American Realty Group Of Sw Florida
Entity
Mailing address
23081 HARBORVIEW RD, PORT CHARLOTTE, FL 33980-2153
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 6, 2021
$1,773,500
American Realty Group Of Sw Florida
Arthur Ballard
Warranty Deed
$1,800,000 · Synovus Bank
Sep 30, 2020
—
Arthur Ballard
—
Deed
related
$1,800,000 · Synovus Bk
Sep 20, 2016
—
Arthur R Ballard
—
Deed
related
$2,325,000 · Central Bk
Nov 25, 2015
$688,800
Arthur Ballard
First States Invtrs 5200 LLC
Grant Deed
$688,000 · Henry W Wood
Apr 8, 2005
—
First States Invtrs 5200 LLC
—
Deed Of Trust
related
$22,076,480 · German American Capital Corp
Oct 26, 2004
$490,100
First States Invtrs 5200 LLC
Bank Of America NA
Grant Deed
related
—
—
—
Arthur R Ballard
—
Deed Of Trust
related
$1,150,000 · Central Bk
—
—
Arthur R Ballard
—
Deed Of Trust
related
$2,325,000 · Central Bk
—
—
Arthur Ballard
—
Deed Of Trust
related
$1,800,000 · Synovus Bk
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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