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Property profile & analytics
OFF-MARKET
Estimated value
$42,740,000
Apartment buildings
2511 Luther Rd Ofc Punta Gorda, FL 33983-2658
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US18-3196579
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2004
Total area
18,842 SF
Lot
47.99 ac (2,090,299 SF)
Zoning code
RMF10 MULTI-FAMILY
APN
40-23-17-476-004
UPID
US18-3196579
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
-
GC - Mobile Notary *By Appointment Law Firm
-
Honey Do Painting and Handyman Services LLC Hardware & Home Improvement General Contractor
-
Hampton Point Apartments Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$42.74M
Owner & transaction history
Hampton Point Preservation Ltd · 3 yrs held
Hampton Point Preservation Ltd
since 2023
Last sale
$43.3M
7 recorded transactions
Zoning & alternative use
RMF10 MULTI-FAMILY · Punta Gorda, 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 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
$41,615,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$42.74M
Range $38.47M – $47.01M · ±10% · vs last sale $43.30M (Apr 24 2023)
Last sale anchor
$43.30M
Apr 24 2023
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
$2,268 / 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
$72,860
Tax year 2023
Assessed value
$12,486,752
Assessed 2023
Previous assessed
$10,827,790
+15.3% YoY
Effective rate
0.58%
On assessed value
Land market value
$3,800,000
Improvement market value
$39,035,786
Total market value
$42,835,786
Applied tax rate
104.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
2004
Heating
FORCED AIR
Cooling
YES
Buildings
16
Stories
1
Units
296
Rooms
72
Bathrooms
572
Total area
18,842 SF
Lot
47.99 ac (2,090,299 SF)
Zoning code
RMF10 MULTI-FAMILY
APN
40-23-17-476-004
UPID
US18-3196579
Jurisdiction
CHARLOTTE
Zoning & alternative use
RMF10 MULTI-FAMILY · Punta Gorda, FLZoning RMF10 MULTI-FAMILY · permitted uses
RMF10 MULTI-FAMILY · Punta Gorda, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
2004
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
16
Units
296
Rooms
72
Bathrooms
572
Lot
47.99 ac
Current owner
From public records · entity-resolved
Hampton Point Preservation Ltd
Individual
Mailing address
401 WILSHIRE BLVD STE #1070, SANTA MONICA, CA 90401-1428
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
Apr 24, 2023
$43,300,000
Hampton Point Preservation Ltd
Hampton Point Owner LLC
Special Warranty Deed
$35,210,000 · Florida Housing Finance Corp
Nov 12, 2021
—
Hampton Point Owner LLC
—
Deed
related
$27,981,800 · Key Bank NA
Jul 31, 2020
$20,782,500
Hampton Point Owner LLC
Hampton Point Limited Partnership
Special Warranty Deed
$19,000,000 · Nef Preservation Pb Fund LP
Oct 29, 2003
$220,800
Hampton Point LP
Strickland,john M & Caroline
Grant Deed
$2,180,000 · Housing Finance Corp Florida
—
—
Hampton Point LP
—
Deed Of Trust
related
$1,125,000 · Housing Finance Corp Florida
—
—
Hampton Point LP
—
Loan Modification
related
$1,125,000 · Bank Of Ny Mellon Tr Co NA
—
—
Hampton Point
—
Deed Of Trust
related
$600,682 · Housing Finance Corp Florida
—
—
Hampton Point LP
—
Deed Of Trust
related
$2,500,000 · Housing Finance Corp Florida
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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