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Property profile & analytics
OFF-MARKET
Estimated value
$750,000
Office buildings
25418 Marion Ave Punta Gorda, FL 33950-4605
Individually Owned
13-yr Hold
Free & Clear
Property ID
US18-2444405
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2004
Total area
4,240 SF
Lot
1.46 ac (63,437 SF)
Zoning code
CG COMMERCIAL-GENERAL
APN
41-23-05-236-002
UPID
US18-2444405
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
-
A L Engineering Inc Structural Engineer
-
Harbor Star Insurance, LLC Insurance Agency
-
Shellfish Environmental Assmnt State Government Office
-
Peace & Paradise Discount Store (Bike/Boat/Book/etc) Store
-
Bonnie and Clyde Barbershop Salon Barber Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$748k
Blend (final)
Blend
$750k
Owner & transaction history
John Scandifflo · 13 yrs held
John Scandifflo
since 2013
7 recorded transactions
Zoning & alternative use
CG COMMERCIAL-GENERAL · Punta Gorda, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.2M
+37.0%
Medical building
$1.0M
+16.1%
Retail stores
$985,000
+12.8%
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
$870,000
Current use
AUTO REPAIR, GARAGE
$1,195,000
Change: +37% · Conversion: Difficult
MEDICAL BUILDING
$1,010,000
Change: +16% · Conversion: Easy
RETAIL STORES
$985,000
Change: +13% · Conversion: Moderate
Blend value · Realmo final
$750k
Range $675k – $825k · ±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
$177 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$8,192
Tax year 2022
Assessed value
$461,134
Assessed 2023
Previous assessed
$470,747
-2.0% YoY
Effective rate
1.78%
On assessed value
Land market value
$149,077
Improvement market value
$628,839
Total market value
$777,916
Applied tax rate
107.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2004
Heating
YES
Cooling
YES
Buildings
2
Stories
1
Rooms
4
Total area
4,240 SF
Lot
1.46 ac (63,437 SF)
Zoning code
CG COMMERCIAL-GENERAL
APN
41-23-05-236-002
UPID
US18-2444405
Jurisdiction
CHARLOTTE
Zoning & alternative use
CG COMMERCIAL-GENERAL · Punta Gorda, FL
Zoning CG COMMERCIAL-GENERAL · permitted uses
CG COMMERCIAL-GENERAL · 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
$870,000
AUTO REPAIR, GARAGE
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.0M
RETAIL STORES
Est. value
$985,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
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
2004
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Rooms
4
Lot
1.46 ac
Current owner
From public records · entity-resolved
John Scandifflo
Individual
Free & Clear · 13 yrs held
Mailing address
25477 MARION AVE, PUNTA GORDA, FL 33950-4609
Ownership since
2013
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
Feb 27, 2013
$260,000
John Scandifflo
Branch Bkng & Trust Co
Grant Deed
—
Jan 9, 2012
$197,100
Branch Bkng & Trust Co
Blue Water Const & Remodelin
Trustees Deed
related
—
Mar 4, 2009
—
T & D Associates Lc
—
Trustees Deed
related
—
Jul 15, 2002
$50,000
T & D Associates Lc
Volskay,timothy K & Sandra J
Grant Deed
—
Jan 8, 2001
$36,500
Timothy K Volskay
Thelma Blow Trustee
Grant Deed
$30,000 · Seller
—
—
T & D Associates Lc
—
Deed Of Trust
related
$300,000 · Colonial Bank
—
—
Timothy K Volskay
—
Deed Of Trust
related
$33,500 · Tarpon Coast National Bank
—
—
T & D Associates Lc
—
Deed Of Trust
related
$200,000 · Colonial 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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