Entity Owned Property summary
AI-generated overview
The property is a nearly one-acre commercial site in Punta Gorda, Florida, zoned OMI, with flexible development and use potential. It comprises four combined plotted lots and includes two entrances. Site improvements include partial clearing with fill dirt added, a central road base constructed of asphalt millings, and drainage ditches. The property is described as grandfathered for multifamily use and can be developed into up to eight rental units. In addition to multifamily, it is indicated to support OMI uses such as medical, office, and institutional uses, and it is stated that the parcels may be eligible for rezoning to CG (Commercial General) for uses including storage, RV park, outdoor storage, warehouse, hotel, and restaurant. The site is located across from Fat Point Brewery, approximately 1.2 miles from the interstate and 1.5 miles from downtown Punta Gorda, and Punta Gorda Airport is under 3 miles away.
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1973
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,028 SF
Lot
0.97 ac (42,300 SF)
Zoning code
OMI OFFICE, MEDICAL, INST
APN
41-23-05-256-012
UPID
US18-5401062
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$330k
Owner & transaction history
since 2026
7 recorded transactions
Zoning & alternative use
OMI OFFICE, MEDICAL, INST · Punta Gorda, FL
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.
All 4 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$330k
Value range
$297k – $363k
±10% around blend
Estimated value / SF
$163 / SF
Confidence
Low
4 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
40
$297k
blend $330k
$363k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,028 SF
Lot area
0.97 ac
Year built
1973
Stories
1
APN
41-23-05-256-012
Zoning
OMI OFFICE, MEDICAL, INST
Assessed value
$59,326
Annual tax
$2,484
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$369k
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
21.5 mi away · 1,625 SF
21.6 mi away · 2,400 SF
21.9 mi away · 1,807 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$330k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 37 sales
$309
-47%
Submarket 58 sales
$266
-39%
County 182 sales
$186
-13%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $163/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
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.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 4 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$59k
Move the market yield to see immediate price impact.
Value / SF
$29
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
5.00%7.00%9.00%
$4k
$75k
$53k
$42k
$4k
$83k
$59k
$46k
$5k
$91k
$65k
$51k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$373k
19.2 mi · May 2026 · $183/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$2,484
Tax year 2023
Assessed value
$59,326
Assessed 2023
Previous assessed
$53,933
+10.0% YoY
Effective rate
4.19%
On assessed value
Land market value
$84,600
Total market value
$84,600
Applied tax rate
107.0000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1973
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Stories
1
Rooms
8
Bathrooms
2
Total area
2,028 SF
Lot
0.97 ac (42,300 SF)
Zoning code
OMI OFFICE, MEDICAL, INST
APN
41-23-05-256-012
UPID
US18-5401062
Jurisdiction
CHARLOTTE
Zoning & alternative use
OMI OFFICE, MEDICAL, INST · Punta Gorda, FLZoning OMI OFFICE, MEDICAL, INST · permitted uses
OMI OFFICE, MEDICAL, INST · Punta Gorda, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1973
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
8
Bathrooms
2
Lot
0.97 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
OMI OFFICE, MEDICAL, INST
Jurisdiction
Punta Gorda, FL
Recorded code
OMI OFFICE, MEDICAL, INST
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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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