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Property profile & analytics
OFF-MARKET
Estimated value
$2,280,000
Office buildings
411 Cross St 113 Punta Gorda, FL 33950-4876
Entity Owned
8-yr Hold
Free & Clear
Property ID
US18-6337410
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2019
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
8,558 SF
Lot
0.89 ac (38,693 SF)
Zoning code
CC
APN
41-23-06-384-003
UPID
US18-6337410
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
-
Harbor Home Builders Construction Company General Contractor
-
Dale for Charlotte County Sheriff Advocacy Group Volunteer Organization
-
Premier Flooring Carpet & Flooring Store Hardware & Home Improvement
-
Serendipity Salon and Spa (West Virginia & Cross street) Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.28M
Blend (final)
Blend
$2.28M
Owner & transaction history
Tortuga Property Group LLC · 8 yrs held
Tortuga Property Group LLC
since 2018
5 recorded transactions
Zoning & alternative use
CC · Punta Gorda, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$3.5M
+101.7%
Restaurant
$2.9M
+65.8%
Commercial (general)
$2.6M
+50.3%
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
$1,760,000
Current use
INDUSTRIAL (GENERAL)
$3,545,000
Change: +102% · Conversion: Difficult
RESTAURANT
$2,915,000
Change: +66% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,645,000
Change: +50% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,410,000
Change: +37% · Conversion: Difficult
MEDICAL BUILDING
$2,040,000
Change: +16% · Conversion: Easy
RETAIL STORES
$1,985,000
Change: +13% · Conversion: Moderate
Blend value · Realmo final
$2.28M
Range $2.05M – $2.51M · ±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
$266 / 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
$25,444
Tax year 2023
Assessed value
$1,405,862
Assessed 2023
Previous assessed
$1,278,056
+10.0% YoY
Effective rate
1.81%
On assessed value
Land market value
$683,725
Improvement market value
$1,401,305
Total market value
$2,085,030
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
2019
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Buildings
1
Stories
1
Total area
8,558 SF
Lot
0.89 ac (38,693 SF)
Zoning code
CC
APN
41-23-06-384-003
UPID
US18-6337410
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
OFFICE BUILDING Current
Est. value
$1.8M
INDUSTRIAL (GENERAL)
Est. value
$3.5M
RESTAURANT
Est. value
$2.9M
COMMERCIAL (GENERAL)
Est. value
$2.6M
AUTO REPAIR, GARAGE
Est. value
$2.4M
MEDICAL BUILDING
Est. value
$2.0M
RETAIL STORES
Est. value
$2.0M
OFFICE BUILDING Current
INDUSTRIAL (GENERAL)
RESTAURANT
COMMERCIAL (GENERAL)
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
2019
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Buildings
1
Lot
0.89 ac
Current owner
From public records · entity-resolved
Tortuga Property Group LLC
Entity
Free & Clear · 8 yrs held
Mailing address
411 CROSS ST UNIT #113, PUNTA GORDA, FL 33950-4876
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 5, 2018
—
Tortuga Property Group LLC
—
Deed
related
$1,480,000 · Centennial Bk
May 2, 2018
$525,000
Tortuga Property Group LLC
Buchner,joanne P
Warranty Deed
—
Jan 7, 2015
—
Buchner Family Trust
Buchner Joanne & Ralph
Quit Claim Deed
related
—
Aug 8, 2003
$85,000
Joanne Buchner
Weymouth,eugene E
Grant Deed
—
—
—
Tortuga Property Group LLC
—
Deed Of Trust
related
$1,480,000 · Centennial 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.
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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