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Property profile & analytics
FOR LEASE
Medical Office Space
2484 Caring Way Port Charlotte, FL 33952
Entity Owned
3-yr Hold
Free & Clear
Property ID
US19-0853021
No photos on file
For Lease
$17 SF/Yr
2484 Caring Way, Port Charlotte, FL 33952
View Listing →
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2000
Construction
CONCRETE BLOCKS
Total area
15,642 SF
Lot
1.5 ac (65,340 SF)
Zoning code
OMI OFFICE, MEDICAL, INST
APN
40-22-15-376-003
UPID
US19-0853021
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
-
Casa Grande Medical Plaza Medical Clinic
-
Ameri Path Medical Laboratory
-
Quest Pharmacy
-
Quest Diagnostics Medical Clinic
-
Cardiac Arrhythmia Institute, Sidney Peykar, M.D., F.A.C.C. Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.67M
Blend (final)
Blend
$3.68M
Owner & transaction history
Caring Way Offices LLC · 3 yrs held
Caring Way Offices LLC
since 2023
7 recorded transactions
Zoning & alternative use
OMI OFFICE, MEDICAL, INST · Port Charlotte, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$5.9M
+107.0%
Restaurant
$5.3M
+86.9%
Auto repair, garage
$4.7M
+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
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
MEDICAL BUILDING
$2,850,000
Current use
INDUSTRIAL (GENERAL)
$5,905,000
Change: +107% · Conversion: Difficult
RESTAURANT
$5,330,000
Change: +87% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,680,000
Change: +64% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,360,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$3.68M
Range $3.31M – $4.04M · ±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
$235 / 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
$40,370
Tax year 2023
Assessed value
$2,129,171
Assessed 2023
Previous assessed
$1,719,915
+23.8% YoY
Effective rate
1.90%
On assessed value
Land market value
$653,400
Improvement market value
$2,191,831
Total market value
$2,845,231
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
For Lease
Year built
2000
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
YES
Buildings
1
Stories
1
Rooms
1
Bathrooms
22
Total area
15,642 SF
Lot
1.5 ac (65,340 SF)
Zoning code
OMI OFFICE, MEDICAL, INST
APN
40-22-15-376-003
UPID
US19-0853021
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
$2.9M
INDUSTRIAL (GENERAL)
Est. value
$5.9M
RESTAURANT
Est. value
$5.3M
AUTO REPAIR, GARAGE
Est. value
$4.7M
WAREHOUSE, STORAGE
Est. value
$2.4M
MEDICAL BUILDING Current
INDUSTRIAL (GENERAL)
RESTAURANT
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
2000
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
Yes
Stories
1
Buildings
1
Rooms
1
Bathrooms
22
Lot
1.5 ac
Current owner
From public records · entity-resolved
Caring Way Offices LLC
Entity
Free & Clear · 3 yrs held
Mailing address
3520 CAYA LARGO CT, PUNTA GORDA, FL 33950-8143
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 10, 2023
—
Caring Way Offices LLC
Bruce Macdonald
Special Warranty Deed
—
Jul 27, 2022
$2,500,000
Bruce Macdonald
Dh Squared Properties LLC
Warranty Deed
—
Oct 22, 2014
$8,100
Fifth Third Bk
Casa Grande Medical Ll Coc
Trustees Deed
related
—
Oct 10, 2011
—
Charles J Burns
—
Deed Of Trust
related
$6,779,082 · Fifth Third Bank
May 2, 2011
—
Charles J Burns
—
Deed Of Trust
related
$6,779,082 · Fifth Third Bank
Nov 8, 2004
$2,600,000
Casa Grande Medical LLC
Casa Grande Investments INC
Warranty Deed
related
$2,080,000 · First National Bank Florida
Oct 23, 1998
$250,000
Casa Grande Investments INC
P C D
Grant Deed
$200,000 · Southtrust Bank NA
—
—
Remington Holdings LLC
—
Deed Of Trust
related
$3,000,000 · Fifth Third Bank
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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