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Property profile & analytics
OFF-MARKET
Estimated value
$640,000
Medical Office Space
4265 Laura St Port Charlotte, FL 33980-2836
Entity Owned
2-yr Hold
Free & Clear
Property ID
US18-3612350
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2003
Construction
CONCRETE BLOCKS
Total area
3,150 SF
Lot
0.32 ac (14,093 SF)
Zoning code
MU MIXED USE-RSF
APN
40-22-26-431-001
UPID
US18-3612350
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
-
Advanced Rehabilitation Med Physician
-
Rachel Williams Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$680k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$640k
Owner & transaction history
U Build It Aluminum Center INC · 2 yrs held
U Build It Aluminum Center INC
since 2023
Last sale
$500,000
2 recorded transactions
Zoning & alternative use
MU MIXED USE-RSF · Port Charlotte, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$940,000
+53.2%
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 Port Charlotte submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Port Charlotte 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%
$735,000
6.5%
$680,000
7%
$630,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$615,000
Current use
AUTO REPAIR, GARAGE
$940,000
Change: +53% · Conversion: Difficult
Blend value · Realmo final
$640k
Range $576k – $704k · ±10% · vs last sale $500k (Sep 26 2023)
Last sale anchor
$500k
Sep 26 2023
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
$203 / 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
$9,389
Tax year 2023
Assessed value
$508,725
Assessed 2023
Previous assessed
$469,332
+8.4% YoY
Effective rate
1.85%
On assessed value
Land market value
$140,930
Improvement market value
$497,531
Total market value
$638,461
Applied tax rate
103.0000
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
2003
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
YES
Buildings
1
Stories
1
Rooms
1
Bathrooms
14
Total area
3,150 SF
Lot
0.32 ac (14,093 SF)
Zoning code
MU MIXED USE-RSF
APN
40-22-26-431-001
UPID
US18-3612350
Jurisdiction
CHARLOTTE
Zoning & alternative use
MU MIXED USE-RSF · Port Charlotte, FL
Zoning MU MIXED USE-RSF · permitted uses
MU MIXED USE-RSF · Port Charlotte, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Port Charlotte. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$615,000
AUTO REPAIR, GARAGE
Est. value
$940,000
MEDICAL BUILDING Current
AUTO REPAIR, GARAGE
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
2003
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
Yes
Stories
1
Buildings
1
Rooms
1
Bathrooms
14
Lot
0.32 ac
Current owner
From public records · entity-resolved
U Build It Aluminum Center INC
Entity
Free & Clear · 2 yrs held
Mailing address
4688 ELEVATION WAY, FORT MYERS, FL 33905-4907
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 26, 2023
$500,000
U Build It Aluminum Center INC
Keith Williams
Warranty Deed
—
Jan 5, 2015
—
Keith Williams
Williams Keith & Jacqueline
Quit Claim Deed
related
—
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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