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Property profile & analytics
OFF-MARKET
Estimated value
$815,000
Medical Office Space
328 Cross St Punta Gorda, FL 33950
Entity Owned
3-yr Hold
Free & Clear
Property ID
US18-6076782
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,580 SF
Lot
0.05 ac (2,392 SF)
Zoning code
CC
APN
41-23-06-776-001
UPID
US18-6076782
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
$770k
Comparable Approach
Comparable
$676k
Blend (final)
Blend
$815k
Owner & transaction history
Alexis Lanser Real Estate LLC · 3 yrs held
Alexis Lanser Real Estate LLC
since 2022
Last sale
$900,000
6 recorded transactions
Zoning & alternative use
CC · Punta Gorda, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.1M
+29.5%
Auto repair, garage
$1.0M
+18.0%
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
$970,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$835,000
6.5%
$770,000
7%
$715,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$855,000
Current use
COMMERCIAL (GENERAL)
$1,105,000
Change: +29% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,010,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$830,000
Change: -3% · Conversion: Difficult
OFFICE BUILDING
$735,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$815k
Range $734k – $897k · ±10% · vs last sale $900k (Aug 29 2022)
Last sale anchor
$900k
Aug 29 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
$228 / 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
$5,443
Tax year 2023
Assessed value
$319,515
Assessed 2023
Previous assessed
$334,730
-4.5% YoY
Effective rate
1.70%
On assessed value
Land market value
$59,800
Total market value
$59,800
Applied tax rate
152.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Buildings
1
Stories
1
Total area
3,580 SF
Lot
0.05 ac (2,392 SF)
Zoning code
CC
APN
41-23-06-776-001
UPID
US18-6076782
Jurisdiction
CHARLOTTE
Zoning & alternative use
CC · Punta Gorda, FL
Zoning CC · permitted uses
CC · 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
MEDICAL BUILDING Current
Est. value
$855,000
COMMERCIAL (GENERAL)
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.0M
RETAIL STORES
Est. value
$830,000
OFFICE BUILDING
Est. value
$735,000
MEDICAL BUILDING Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Buildings
1
Lot
0.05 ac
Current owner
From public records · entity-resolved
Alexis Lanser Real Estate LLC
Entity
Free & Clear · 3 yrs held
Mailing address
6550 BUCKINGHAM RD, FORT MYERS, FL 33905-7609
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 8, 2022
—
Alexis Lanser Real Estate LLC
Left Coast Enterprises Pa
Correction Deed
related
—
Aug 29, 2022
$900,000
Alexis Lanser Real Estate LLC
Left Coast Enterprises P A
Warranty Deed
$720,000 · Provide INC
May 11, 2017
—
Left Coast Ents Pa
—
Deed
related
$701,250 · First Command Bk
Nov 1, 2012
$930,000
Coast Ents Pa Left
Cross Street Ents LLC
Warranty Deed
$975,000 · Live Oak Banking Co
Nov 16, 2007
$550,000
Cross Street Ents LLC
Amaral,deborah L
Warranty Deed
$639,000 · Regions Bank
—
—
Left Coast Ents Pa
—
Deed Of Trust
related
$701,250 · First Command Bk
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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