Individually Owned Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2001
Total area
2,802 SF
Lot
2.3 ac (100,128 SF)
Zoning code
GM-15
APN
41-22-10-477-001
UPID
US18-9824108
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Condominium Complex Homeowners' Association
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.17M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.17M
Owner & transaction history
since 2024
Last sale
$1.2M
5 recorded transactions
Zoning & alternative use
GM-15 · Punta Gorda, FL
Zoning description
The General Multi Family Residential District is coded to permit the completion or annexation of conventional multi family residential development within the district. The district is intended to be medium to high densit…
General category
RESIDENTIAL
Top alternative use upside
Commercial (general)
$865,000
+50.3%
Auto repair, garage
$790,000
+37.0%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 7 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.17M
Value range
$1.05M – $1.29M
±10% around blend
Estimated value / SF
$418 / SF
Confidence
High
7 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
70
$1.05M
blend $1.17M
$1.29M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,802 SF
Lot area
2.3 ac
Year built
2001
APN
41-22-10-477-001
Zoning
GM-15
Assessed value
$365,527
Annual tax
$9,865
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$533k
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
2.3 mi away · 3,560 SF
7.7 mi away · 2,970 SF
9.9 mi away · 1,965 SF
19.9 mi away · 2,662 SF
24.0 mi away · 1,976 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.17M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 21 sales
$206
+103%
Submarket 25 sales
$201
+108%
County 86 sales
$182
+129%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $418/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+50%
vs current-use indication
Auto Repair, Garage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Implied cap rate
3.20%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 3.20%
9.0%
NOI (est.)
$82k *
Last sale · Sep 2024
$1.17M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.56M
Move the market yield to see immediate price impact.
Value / SF
$912
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
2.70%3.20%3.70%
$74k
$2.73M
$2.30M
$1.99M
$82k
$3.03M
$2.56M
$2.21M
$90k
$3.33M
$2.81M
$2.43M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$820k
2.3 mi · Feb 2026 · $230/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$9,865
Tax year 2023
Assessed value
$365,527
Assessed 2023
Previous assessed
$365,527
+0.0% YoY
Effective rate
2.70%
On assessed value
Land market value
$1,020,068
Improvement market value
$118,258
Total market value
$1,138,326
Applied tax rate
150.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
2001
Heating
NONE
Buildings
1
Rooms
1
Total area
2,802 SF
Lot
2.3 ac (100,128 SF)
Zoning code
GM-15
APN
41-22-10-477-001
UPID
US18-9824108
Jurisdiction
CHARLOTTE
Zoning & alternative use
GM-15 · Punta Gorda, FLZoning GM-15 · permitted uses
GM-15 · Punta Gorda, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The General Multi Family Residential District is coded to permit the completion or annexation of conventional multi family residential development within the district. The district is intended to be medium to high densit…
General category
RESIDENTIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2001
Heating
NONE
Buildings
1
Rooms
1
Lot
2.3 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
GM-15
RESIDENTIAL
Jurisdiction
Punta Gorda, FL
Recorded code
GM-15
Official district
GM-15
Official district profile
What the municipal code says about GM-15
Zoning description
The General Multi Family Residential District is coded to permit the completion or annexation of conventional multi family residential development within the district. The district is intended to be medium to high densit…
General category
RESIDENTIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for GM-15 in Punta Gorda, FL.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Cited sourceThe exact document the profile quotes
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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