Individually Owned Property summary
AI-generated overview
The property is a 20-acre parcel in Charlotte County with an overall dimension of approximately 660 feet by 1,320 feet. It includes an estimated mix of about 10 acres of wooded Florida pine and about 10 acres of cleared pasture. Three of the four sides are fenced, and the site has ponds and drainage features. Access is provided via a dirt road, and power is available at the property. The land is zoned AG with no deed restrictions and allows one home, mobile home, or barn per 10 acres; it is also configured to support potential division into 10-acre parcels. The soil is identified as Oldsmar fine sand, and the pasture elevation ranges from about 50 to 65 feet; the pasture is located in non-flood zone “X” with an identified 1 in 500-year designation. No known environmental, Scrub Jay, or wetlands issues were reported. The parcel is located about 10 minutes from Babcock Ranch, 20 minutes from I-75 and downtown Punta Gorda, and approximately halfway between Fort Myers and Alva.
Property profile
Verified
Property type
Farms
Use group
COMMERCIAL (GENERAL)
Year built
1996
Total area
4,000 SF
Lot
40 ac (1,742,400 SF)
Zoning code
AG AGRICULTURAL
APN
40-26-26-200-008
UPID
US18-4949044
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$960k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$960k
Owner & transaction history
since 2024
Last sale
$960,000
2 recorded transactions
Zoning & alternative use
AG AGRICULTURAL · Punta Gorda, FL
Top alternative use upside
Auto repair, garage
$1.1M
+5.7%
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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$960k
Value range
$864k – $1.06M
±10% around blend
Estimated value / SF
$240 / SF
Confidence
Property data
100
Market benchmarks
67
Comparable evidence
60
$864k
blend $960k
$1.06M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,000 SF
Lot area
40 ac
Year built
1996
Stories
1
APN
40-26-26-200-008
Zoning
AG AGRICULTURAL
Assessed value
$137,879
Annual tax
$2,345
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$960k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 58 sales
$266
-10%
County 182 sales
$186
+29%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $240/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+6%
vs current-use indication
Commercial (general) · current use
Medical Building
Retail Stores
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
Not available
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: replacement-cost inputs are not on file.
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
Professional Plan · 30 reports
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Overview
Implied cap rate
3.10%
Implied, in-place cap rate for this farms
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 · 3.10%
9.0%
NOI (est.)
$67k *
Last sale · May 2024
$960k
* 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$2.17M
Move the market yield to see immediate price impact.
Value / SF
$542
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
2.60%3.10%3.60%
$60k
$2.33M
$1.95M
$1.68M
$67k
$2.58M
$2.17M
$1.87M
$74k
$2.84M
$2.38M
$2.05M
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
$2,345
Tax year 2023
Assessed value
$137,879
Assessed 2023
Previous assessed
$137,879
+0.0% YoY
Effective rate
1.70%
On assessed value
Land market value
$400,000
Improvement market value
$125,978
Total market value
$525,978
Applied tax rate
190.0000
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
Farms
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1996
Heating
YES
Cooling
YES
Buildings
3
Stories
1
Rooms
1
Total area
4,000 SF
Lot
40 ac (1,742,400 SF)
Zoning code
AG AGRICULTURAL
APN
40-26-26-200-008
UPID
US18-4949044
Jurisdiction
CHARLOTTE
Zoning & alternative use
AG AGRICULTURAL · Punta Gorda, FLZoning AG AGRICULTURAL · permitted uses
AG AGRICULTURAL · Punta Gorda, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
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
1996
Heating
YES
Cooling
Yes
Stories
1
Buildings
3
Rooms
1
Lot
40 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
AG AGRICULTURAL
Jurisdiction
Punta Gorda, FL
Recorded code
AG AGRICULTURAL
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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