Entity Owned Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1992
Total area
123,118 SF
Lot
7.89 ac (343,831 SF)
Zoning code
HC
APN
41-23-20-200-002
UPID
US18-9444237
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
-
Storage Facility
-
Storage Facility
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$19.34M
Comparable Approach
Comparable
$20.54M
Blend (final)
Blend
$18.43M
Owner & transaction history
since 2020
Last sale
$16.9M
7 recorded transactions
Zoning & alternative use
HC · Punta Gorda, FL
Zoning description
The Highway Commercial District is provided for the location of auto-oriented and auto dependent uses or those uses which have a definable market area which extends beyond the scale of the Neighborhood or City Center. Th…
General category
COMMERCIAL
Top alternative use upside
Medical building
$29.4M
+73.6%
Retail stores
$28.5M
+68.6%
Office building
$25.3M
+49.5%
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
4 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
$18.43M
Value range
$16.58M – $20.27M
±10% around blend
Estimated value / SF
$150 / SF
Confidence
Property data
100
Market benchmarks
100
Comparable evidence
60
$16.58M
blend $18.43M
$20.27M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
123,118 SF
Lot area
7.89 ac
Year built
1992
Stories
1
APN
41-23-20-200-002
Zoning
HC
Assessed value
$15,905,174
Annual tax
$313,817
3
Income approach: direct capitalization
Partial preview
Income approach indication
$19.34M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$20.95M
@ 6.5% CAP return
$19.34M
@ 7% CAP return
$17.96M
4
Sales comparison
Partial preview
Sales approach indication
$20.54M
Range $14.71M – $20.54M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$18.43M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 134 sales
$137
+9%
Submarket 194 sales
$150
-1%
County 329 sales
$145
+3%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $150/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+74%
vs current-use indication
Retail Stores
Office Building
Warehouse, Storage · current use
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
Modeled
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: income and sales evidence cover the value conclusion.
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
Market rates by use type
PDF export
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Overview
Implied cap rate
7.60%
Implied, in-place cap rate for this warehouses
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 · 7.60%
9.0%
NOI (est.)
$1.18M *
Last sale · Jun 2020
$16.85M
* 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$15.52M
Move the market yield to see immediate price impact.
Value / SF
$126
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
7.10%7.60%8.10%
$1.06M
$14.95M
$13.97M
$13.11M
$1.18M
$16.61M
$15.52M
$14.56M
$1.30M
$18.27M
$17.07M
$16.02M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$313,817
Tax year 2023
Assessed value
$15,905,174
Assessed 2023
Previous assessed
$14,459,249
+10.0% YoY
Effective rate
1.97%
On assessed value
Land market value
$2,578,733
Improvement market value
$9,534,582
Total market value
$12,113,315
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
1992
Heating
FORCED AIR
Cooling
YES
Buildings
3
Stories
1
Bathrooms
3
Total area
123,118 SF
Lot
7.89 ac (343,831 SF)
Zoning code
HC
APN
41-23-20-200-002
UPID
US18-9444237
Jurisdiction
CHARLOTTE
Zoning & alternative use
HC · Punta Gorda, FLZoning HC · permitted uses
HC · Punta Gorda, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The Highway Commercial District is provided for the location of auto-oriented and auto dependent uses or those uses which have a definable market area which extends beyond the scale of the Neighborhood or City Center. Th…
General category
COMMERCIAL
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
1992
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
3
Bathrooms
3
Lot
7.89 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
HC
COMMERCIAL
Jurisdiction
Punta Gorda, FL
Recorded code
HC
Official district
HC
Official district profile
What the municipal code says about HC
Zoning description
The Highway Commercial District is provided for the location of auto-oriented and auto dependent uses or those uses which have a definable market area which extends beyond the scale of the Neighborhood or City Center. Th…
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for HC 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.
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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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