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Property profile & analytics
OFF-MARKET
Estimated value
$745,000
Apartment buildings
3269 Duncan Rd 9, Punta Gorda, FL 33982-1464
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US18-3241134
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1974
Construction
CONCRETE BLOCKS
Total area
2,511 SF
Lot
2.27 ac (98,685 SF)
Zoning code
RMF5 MULTI-FAMILY
APN
40-23-24-426-001
UPID
US18-3241134
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$745k
Owner & transaction history
S&m Vacation LLC · 3 yrs held
S&m Vacation LLC
since 2022
Last sale
$725,000
3 recorded transactions
Zoning & alternative use
RMF5 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
$790,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$705,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$660,000
Change: 0% · Conversion: Moderate
MEDICAL BUILDING
$600,000
Change: 0% · Conversion: Moderate
RETAIL STORES
$545,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$505,000
Change: 0% · Conversion: Moderate
Blend value · Realmo final
$745k
Range $671k – $820k · ±10% · vs last sale $725k (Sep 23 2022)
Last sale anchor
$725k
Sep 23 2022
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
$297 / 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
$10,417
Tax year 2023
Assessed value
$266,845
Assessed 2023
Previous assessed
$699,442
-61.8% YoY
Effective rate
3.90%
On assessed value
Land market value
$275,000
Improvement market value
$370,030
Total market value
$645,030
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
1974
Construction
CONCRETE BLOCKS
Heating
FORCED AIR
Cooling
YES
Buildings
7
Stories
1
Units
1
Rooms
4
Bathrooms
5
Total area
2,511 SF
Lot
2.27 ac (98,685 SF)
Zoning code
RMF5 MULTI-FAMILY
APN
40-23-24-426-001
UPID
US18-3241134
Jurisdiction
CHARLOTTE
Zoning & alternative use
RMF5 MULTI-FAMILY · Punta Gorda, FL
Zoning RMF5 MULTI-FAMILY · permitted uses
RMF5 MULTI-FAMILY · 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
AUTO REPAIR, GARAGE
Est. value
$705,000
COMMERCIAL (GENERAL)
Est. value
$660,000
MEDICAL BUILDING
Est. value
$600,000
RETAIL STORES
Est. value
$545,000
OFFICE BUILDING
Est. value
$505,000
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RETAIL STORES
OFFICE BUILDING
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
1974
Construction
CONCRETE BLOCKS
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
7
Units
1
Rooms
4
Bathrooms
5
Lot
2.27 ac
Current owner
From public records · entity-resolved
S&m Vacation LLC
Entity
Mailing address
25 N NAPA ST, SPOKANE, WA 99202-3031
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 23, 2022
$725,000
S&m Vacation LLC
Shell Creek Lodge LLC
Warranty Deed
$525,000 · Shell Creek Lodge LLC
Jul 17, 2007
—
Shell Creek Lodge LLC
Keller,clarke V
Warranty Deed
—
Apr 26, 1996
$335,000
Clarke V Keller
Mouch,james C & Normagean B
Grant Deed
$135,000
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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