Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$960,000
Farms
46920 Bermont Rd Punta Gorda, FL 33982-9551
Individually Owned
2-yr Hold
Free & Clear
Property ID
US18-4949044
Property summary
AI-generated overview
This 20-acre parcel is located in Charlotte County and features approximately 10 acres of wooded Florida Pines and 10 acres of cleared pasture land. The parcel dimensions are 660 feet by 1320 feet, with three sides fenced. Ponds and drainage are present. Access is via a dirt road with available power. Zoned AG with no deed restrictions, the land allows for one home, mobile home, or barn per 10 acres, offering potential for subdivision into 10-acre parcels. The property is suitable for micro farming, agribusiness, horse or cattle ranching, general farming, and recreational use. The soil composition is Oldsmar fine sand, considered ideal for citrus and gardening. The pasture has an elevation between 50 and 65 feet and is located in a non-flood zone "X" (1 in 500 year). The property has no known environmental, Scrub Jay, or wetlands issues. It is located 10 minutes from Babcock Ranch and 20 minutes from I-75 and downtown Punta Gorda, positioned 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
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
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
Brian David Lodwig · 2 yrs held
Brian David Lodwig
since 2024
Last sale
$960,000
2 recorded transactions
Zoning & alternative use
AG AGRICULTURAL · Punta Gorda, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.1M
+5.7%
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
$960,000
ML approach
$960,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,065,000
Current use
AUTO REPAIR, GARAGE
$1,125,000
Change: +6% · Conversion: Difficult
MEDICAL BUILDING
$955,000
Change: -10% · Conversion: Easy
RETAIL STORES
$925,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$960k
Range $864k – $1.06M · ±10% · vs last sale $960k (May 2 2024)
Last sale anchor
$960k
May 2 2024
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
$240 / 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
$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
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
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, FL
Zoning AG AGRICULTURAL · permitted uses
AG AGRICULTURAL · 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
COMMERCIAL (GENERAL) Current
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$955,000
RETAIL STORES
Est. value
$925,000
COMMERCIAL (GENERAL) Current
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
1996
Heating
YES
Cooling
Yes
Stories
1
Buildings
3
Rooms
1
Lot
40 ac
Current owner
From public records · entity-resolved
Brian David Lodwig
Individual
Free & Clear · 2 yrs held
Mailing address
1630 MEADOWOOD ST, SARASOTA, FL 34231-3012
Ownership since
2024
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
May 2, 2024
$960,000
Brian David Lodwig
George H Gocht
Warranty Deed
—
Oct 4, 2016
—
Gocht,george H & Kathleen Trust
Gocht,george H
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 46920 Bermont Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
