Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$1,845,000
Office buildings
24420 Sandhill Blvd 1-105 Punta Gorda, FL 33983-5272
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US18-5501275
Property summary
AI-generated overview
Sandhill Commons offers exceptional creative office space for lease in Punta Gorda, Florida. This three-building complex, located at 24420 Sandhill Blvd (cross street: Kings Hwy), features a total of 5,692 square feet of space, with individual suites ranging from 999 to 5,248 square feet. The property is zoned PD and boasts a Class B designation. Built in 2005, the single-story buildings provide a modern and functional workspace. The property's convenient location offers easy access to Interstate 75, making it an ideal location for businesses seeking both accessibility and a thriving commercial environment. Multiple tenancy options are available, catering to a variety of business needs and sizes. The property's APN is 402306428003. This is a fantastic opportunity for businesses seeking a well-maintained, conveniently located office space in a vibrant Punta Gorda community. All information is believed to be reliable but should be verified for accuracy. Subject to errors and omissions.
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2005
Total area
6,704 SF
Lot
3.72 ac (162,138 SF)
Zoning code
PD PLANNED DEVELOPMENT
APN
40-23-06-428-003
UPID
US18-5501275
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
-
Valdivia Sergio E Physician
-
Deep Creek Eye Care Physician
-
Gulf Ports Studio by Century Complete Construction Company General Contractor
-
Ultimate Restoration Punta Gorda Hardware & Home Improvement Construction Company
-
Apple Roofing Roofing Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.84M
Blend (final)
Blend
$1.85M
Owner & transaction history
Shc Investment Holdings LLC · 6 yrs held
Shc Investment Holdings LLC
since 2019
3 recorded transactions
Zoning & alternative use
PD PLANNED DEVELOPMENT · Punta Gorda, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$2.6M
+93.4%
Restaurant
$2.3M
+69.5%
Auto repair, garage
$1.9M
+40.0%
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 Punta Gorda submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Punta Gorda 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
OFFICE BUILDING
$1,350,000
Current use
INDUSTRIAL (GENERAL)
$2,610,000
Change: +93% · Conversion: Difficult
RESTAURANT
$2,285,000
Change: +69% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,890,000
Change: +40% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,785,000
Change: +33% · Conversion: Easy
MEDICAL BUILDING
$1,600,000
Change: +19% · Conversion: Easy
RETAIL STORES
$1,555,000
Change: +15% · Conversion: Moderate
Blend value · Realmo final
$1.85M
Range $1.66M – $2.03M · ±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
$275 / 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
$51,216
Tax year 2023
Assessed value
$2,479,914
Assessed 2023
Previous assessed
$2,402,231
+3.2% YoY
Effective rate
2.07%
On assessed value
Land market value
$1,749,549
Improvement market value
$3,298,102
Total market value
$5,047,651
Applied tax rate
108.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
2005
Heating
YES
Cooling
YES
Buildings
3
Stories
1
Bathrooms
11
Total area
6,704 SF
Lot
3.72 ac (162,138 SF)
Zoning code
PD PLANNED DEVELOPMENT
APN
40-23-06-428-003
UPID
US18-5501275
Jurisdiction
CHARLOTTE
Zoning & alternative use
PD PLANNED DEVELOPMENT · Punta Gorda, FL
Zoning PD PLANNED DEVELOPMENT · permitted uses
PD PLANNED DEVELOPMENT · Punta Gorda, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Punta Gorda. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.4M
INDUSTRIAL (GENERAL)
Est. value
$2.6M
RESTAURANT
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$1.9M
COMMERCIAL (GENERAL)
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$1.6M
RETAIL STORES
Est. value
$1.6M
OFFICE BUILDING Current
INDUSTRIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
MEDICAL BUILDING
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
2005
Heating
YES
Cooling
Yes
Stories
1
Buildings
3
Bathrooms
11
Lot
3.72 ac
Current owner
From public records · entity-resolved
Shc Investment Holdings LLC
Entity
Mailing address
6760 SABLE RDG LN, NAPLES, FL 34109-0528
Ownership since
2019
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
Apr 15, 2022
—
Shc Investment Holdings LLC
—
Deed
related
$1,969,500 · First Bank
Aug 14, 2019
$2,900,000
Shc Investment Holdings LLC
S & J Leasing INC
Grant Deed
$1,450,000 · S & J Leasing INC
Apr 5, 2004
$473,000
S & J Leasing INC
Sandhill Properties INC
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.
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?”
You own 24420 Sandhill Blvd, Unit 1-105?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
