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Property profile & analytics
OFF-MARKET
Assisted living facilities
450 Shreve St Punta Gorda, FL 33950-3325
Individually Owned
14-yr Hold
~
Est. High Equity
Property ID
US18-3269404
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
72,014 SF
Lot
3.19 ac (138,770 SF)
Zoning code
NR-10
APN
41-22-12-281-001
UPID
US18-3269404
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
-
Life Care Center of Punta Gorda Nursing Home
-
Vance Maloney Pediatrician Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Punta Gorda Real Estate Investors L · 14 yrs held
Punta Gorda Real Estate Investors L
since 2011
3 recorded transactions
Zoning & alternative use
NR-10 · Punta Gorda, 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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$178,024
Tax year 2023
Assessed value
$9,838,840
Assessed 2023
Previous assessed
$8,131,273
+21.0% YoY
Effective rate
1.81%
On assessed value
Land market value
$1,440,000
Improvement market value
$9,149,351
Total market value
$10,589,351
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Buildings
1
Stories
1
Rooms
100
Bathrooms
97
Total area
72,014 SF
Lot
3.19 ac (138,770 SF)
Zoning code
NR-10
APN
41-22-12-281-001
UPID
US18-3269404
Jurisdiction
CHARLOTTE
Zoning & alternative use
NR-10 · Punta Gorda, FL
Zoning NR-10 · permitted uses
NR-10 · 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.
Building & site characteristics
From public records
Year built
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Buildings
1
Rooms
100
Bathrooms
97
Lot
3.19 ac
Current owner
From public records · entity-resolved
Punta Gorda Real Estate Investors L
Individual
Mailing address
3570 KEITH ST NW, CLEVELAND, TN 37312-4309
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 1, 2020
—
Punta Gorda R & E Invtrs LLC
—
Deed
related
$7,696,800 · Capital Fndg
Dec 28, 2011
—
Punta Gorda Real Estate Investors L
Punta Gorda Medical Investors Limit
Special Warranty Deed
$7,696,800 · Capital Funding LLC
—
—
Punta Gorda R & E Invtrs LLC
—
Loan Modification
related
$7,696,800 · Capital Fndg
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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