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Property profile & analytics
OFF-MARKET
Estimated value
$54,855,000
Hospitals
2380 Hbr Blvd Port Charlotte, FL 33952-5024
Entity Owned
1-yr Hold
Free & Clear
Property ID
US18-3572809
Property profile
Verified
Property type
Hospitals
Use group
HOSPITAL - PRIVATE
Year built
1962
Total area
292,819 SF
Lot
16.04 ac (698,702 SF)
Zoning code
OMI OFFICE, MEDICAL, INST
APN
40-22-15-452-001
UPID
US18-3572809
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
-
Fariba Gharai, M.D. Medical Clinic
-
Justin Boccardo Physician Hospital
-
Luis Andres Dibos, MD Physician
-
Richard Highbloom Physician
-
Gonzalo Carrizo, M.D. Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$63.00M
Comparable Approach
Comparable
$68.17M
Blend (final)
Blend
$54.86M
Owner & transaction history
Adventhealth Port Charlotte INC · 1 yrs held
Adventhealth Port Charlotte INC
since 2025
Last sale
$44.8M
3 recorded transactions
Zoning & alternative use
OMI OFFICE, MEDICAL, INST · Port Charlotte, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$87.6M
+64.1%
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
$40,130,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$68,245,000
6.5%
$62,995,000
7%
$58,495,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$53,390,000
Current use
AUTO REPAIR, GARAGE
$87,610,000
Change: +64% · Conversion: Difficult
WAREHOUSE, STORAGE
$44,180,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$54.86M
Range $49.37M – $60.34M · ±10% · vs last sale $44.83M (Mar 4 2025)
Last sale anchor
$44.83M
Mar 4 2025
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
$187 / 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
$765,667
Tax year 2023
Assessed value
$39,517,806
Assessed 2023
Previous assessed
$38,198,865
+3.5% YoY
Effective rate
1.94%
On assessed value
Land market value
$3,318,836
Improvement market value
$51,874,099
Total market value
$55,192,935
Applied tax rate
114.0000
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
Hospitals
Use group
HOSPITAL - PRIVATE
Status
Off-Market
Year built
1962
Heating
YES
Cooling
YES
Buildings
4
Stories
1
Rooms
6
Bathrooms
2
Total area
292,819 SF
Lot
16.04 ac (698,702 SF)
Zoning code
OMI OFFICE, MEDICAL, INST
APN
40-22-15-452-001
UPID
US18-3572809
Jurisdiction
CHARLOTTE
Zoning & alternative use
OMI OFFICE, MEDICAL, INST · Port Charlotte, FL
Zoning OMI OFFICE, MEDICAL, INST · permitted uses
OMI OFFICE, MEDICAL, INST · 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
$53.4M
AUTO REPAIR, GARAGE
Est. value
$87.6M
WAREHOUSE, STORAGE
Est. value
$44.2M
MEDICAL BUILDING Current
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
1962
Heating
YES
Cooling
Yes
Stories
1
Buildings
4
Rooms
6
Bathrooms
2
Lot
16.04 ac
Current owner
From public records · entity-resolved
Adventhealth Port Charlotte INC
Entity
Free & Clear · 1 yrs held
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
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
Mar 4, 2025
$44,829,100
Adventhealth Port Charlotte INC
Port Charlotte Hma LLC
Special Warranty Deed
—
Aug 7, 2019
—
Port Charlotte Hma LLC
—
Loan Modification
related
—
Feb 4, 2005
$42,900,000
Port Charlotte Hma INC
Stjoseph Hosp Of Port Charlotte F
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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