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Property profile & analytics
OFF-MARKET
Estimated value
$3,260,000
Specialty properties
4400 Lister St Port Charlotte, FL 33952-9761
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US18-2802708
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
1975
Construction
CONCRETE BLOCKS
Total area
15,333 SF
Lot
4.98 ac (216,911 SF)
Zoning code
CT COMMERCIAL-TOURIST
APN
40-22-26-451-001
UPID
US18-2802708
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
-
Charlotte Harbor Youth Sailing Charitable Organization Social Service Agency
-
Charlotte Harbor Yacht Club Boat Club
-
Learn to Sail Charlotte Harbor Sailing School
-
Florida Sailboat Charter (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.26M
Owner & transaction history
Tarpon Waterfront Village LLC · 2 yrs held
Tarpon Waterfront Village LLC
since 2023
Last sale
$3.3M
6 recorded transactions
Zoning & alternative use
CT COMMERCIAL-TOURIST · Port Charlotte, 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 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
$2,415,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$5,225,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,590,000
Change: 0% · Conversion: Difficult
MEDICAL BUILDING
$2,795,000
Change: 0% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,315,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$2,005,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$3.26M
Range $2.93M – $3.59M · ±10% · vs last sale $3.26M (Aug 10 2023)
Last sale anchor
$3.26M
Aug 10 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
$213 / 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
$77,189
Tax year 2023
Assessed value
$4,299,190
Assessed 2023
Previous assessed
$4,062,649
+5.8% YoY
Effective rate
1.80%
On assessed value
Land market value
$3,843,742
Improvement market value
$1,821,948
Total market value
$5,665,690
Applied tax rate
107.0000
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
1975
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
YES
Buildings
3
Stories
1
Rooms
10
Bathrooms
19
Total area
15,333 SF
Lot
4.98 ac (216,911 SF)
Zoning code
CT COMMERCIAL-TOURIST
APN
40-22-26-451-001
UPID
US18-2802708
Jurisdiction
CHARLOTTE
Zoning & alternative use
CT COMMERCIAL-TOURIST · Port Charlotte, FL
Zoning CT COMMERCIAL-TOURIST · permitted uses
CT COMMERCIAL-TOURIST · 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
RESTAURANT
Est. value
$5.2M
AUTO REPAIR, GARAGE
Est. value
$4.6M
MEDICAL BUILDING
Est. value
$2.8M
WAREHOUSE, STORAGE
Est. value
$2.3M
OFFICE BUILDING
Est. value
$2.0M
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1975
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
Yes
Stories
1
Buildings
3
Rooms
10
Bathrooms
19
Lot
4.98 ac
Current owner
From public records · entity-resolved
Tarpon Waterfront Village LLC
Entity
Mailing address
2200 KINGS HWY UNIT 3L, PORT CHARLOTTE, FL 33980-5761
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 10, 2023
$3,261,500
Tarpon Waterfront Village LLC
4400 Lister LLC
Warranty Deed
$4,950,000 · Cchc Fund IV LP
Feb 7, 2023
—
Charlotte Harbor Yacht Club INC
4400 Lister LLC
Assignment Of Lease (leasehold Sale)
—
Jul 24, 2020
$1,865,800
4400 Lister LLC
Charlotte Harbor Yacht Club Ik
Warranty Deed
—
—
—
Charlotte Hbr Yacht Club INC
—
Deed Of Trust
related
$253,428 · Bank Of America
—
—
Charlotte Hbr Yacht Club INC
—
Loan Modification
related
$55,000 · Florida Cmnty Bk
—
—
Charlotte Hbr Yacht Club INC
—
Deed Of Trust
related
$500,000 · Bank Of America
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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