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Property profile & analytics
OFF-MARKET
Estimated value
$10,420,000
Assisted living facilities
2500 Aaron St, Port Charlotte, FL 33952-6743
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US19-0428241
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1985
Construction
CONCRETE BLOCKS
Total area
92,692 SF
Lot
3.24 ac (141,330 SF)
Zoning code
CG COMMERCIAL-GENERAL
APN
40-22-22-201-005
UPID
US19-0428241
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
-
Siji Jose Physician
-
PORT CHARLOTTE FL. Community Center
-
SAIGI P SIMON Physician
-
Senior Home Care Home Health Care Service
-
Truewood by Merrill, Port Charlotte Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.42M
Owner & transaction history
Odl Port Charlotte LLC · 1 yrs held
Odl Port Charlotte LLC
since 2025
Last sale
$10.4M
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
$9,330,000
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
$16,900,000
Change: 0% · Conversion: Difficult
WAREHOUSE, STORAGE
$13,985,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$12,125,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$10,070,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$10.42M
Range $9.38M – $11.46M · ±10% · vs last sale $10.42M (May 5 2025)
Last sale anchor
$10.42M
May 5 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
$112 / 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
$152,209
Tax year 2023
Assessed value
$7,548,406
Assessed 2023
Previous assessed
$6,948,653
+8.6% YoY
Effective rate
2.02%
On assessed value
Land market value
$967,607
Improvement market value
$9,093,909
Total market value
$10,061,516
Applied tax rate
106.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1985
Construction
CONCRETE BLOCKS
Heating
FORCED AIR
Cooling
YES
Buildings
4
Stories
1
Rooms
3
Bathrooms
3
Total area
92,692 SF
Lot
3.24 ac (141,330 SF)
Zoning code
CG COMMERCIAL-GENERAL
APN
40-22-22-201-005
UPID
US19-0428241
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
Est. value
$16.9M
WAREHOUSE, STORAGE
Est. value
$14.0M
OFFICE BUILDING
Est. value
$12.1M
COMMERCIAL (GENERAL)
Est. value
$10.1M
MEDICAL BUILDING
WAREHOUSE, STORAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1985
Construction
CONCRETE BLOCKS
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
4
Rooms
3
Bathrooms
3
Lot
3.24 ac
Current owner
From public records · entity-resolved
Odl Port Charlotte LLC
Entity
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 5, 2025
$10,422,000
Odl Port Charlotte LLC
2500 Aaron Street LLC
Special Warranty Deed
$10,400,000 · Ohi Port Charlotte Mortgage Lender
Dec 8, 2023
—
2500 Aaron Street LLC
—
Deed
related
$35,000,000 · Ally Bank
Feb 12, 2020
$7,173,200
2500 Aaron Street LLC
Nic 4 Royal Palm Owner LLC
Special Warranty Deed
$160,550,064 · Capital One Bank NA
Sep 17, 2013
$18,050,000
Nic 4 Royal Palm Owner LLC
2500 Aaron LLC
Grant Deed
—
Jun 19, 2006
$10,375,000
2500 Aaron LLC
Royal Palm Centre II INC
Warranty Deed
$9,250,000 · Bankfirst
—
—
Nic 4 Royal Palm Owner LLC
—
Loan Modification
related
$14,350,000 · Walker & Dunlop
—
—
Nic 4 Royal Palm Owner LLC
—
Loan Modification
related
$114,250,000 · General Electric Capital Corp
—
—
2500 Aaron LLC
—
Deed Of Trust
related
$4,920,539 · American Momentum 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.
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