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Property profile & analytics
OFF-MARKET
Estimated value
$1,365,000
Warehouses
7001 Gasparilla Rd 8 Port Charlotte, FL 33981-4720
Entity Owned
15-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-4126963
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1986
Total area
5,140 SF
Lot
7.6 ac (331,054 SF)
Zoning code
IG INDUSTRIAL-GENERAL
APN
41-21-08-231-001
UPID
US18-4126963
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
-
iStorage Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.37M
Blend (final)
Blend
$1.37M
Owner & transaction history
Hanover Holdings Ltd · 15 yrs held
Hanover Holdings Ltd
since 2011
7 recorded transactions
Zoning & alternative use
IG INDUSTRIAL-GENERAL · Port Charlotte, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$1.9M
+150.2%
Restaurant
$1.8M
+125.9%
Auto repair, garage
$1.5M
+98.3%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,940,000
Change: +150% · Conversion: Easy
RESTAURANT
$1,750,000
Change: +126% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,540,000
Change: +98% · Conversion: Easy
MEDICAL BUILDING
$1,005,000
Change: +29% · Conversion: Difficult
Blend value · Realmo final
$1.37M
Range $1.23M – $1.50M · ±10%
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
$266 / 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
$161,955
Tax year 2023
Assessed value
$5,539,274
Assessed 2023
Previous assessed
$12,345,216
-55.1% YoY
Effective rate
2.92%
On assessed value
Land market value
$1,655,270
Improvement market value
$2,747,416
Total market value
$4,402,686
Applied tax rate
6.0000
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
1986
Heating
FORCED AIR
Cooling
YES
Buildings
9
Stories
1
Rooms
2
Total area
5,140 SF
Lot
7.6 ac (331,054 SF)
Zoning code
IG INDUSTRIAL-GENERAL
APN
41-21-08-231-001
UPID
US18-4126963
Jurisdiction
CHARLOTTE
Zoning & alternative use
IG INDUSTRIAL-GENERAL · Port Charlotte, FL
Zoning IG INDUSTRIAL-GENERAL · permitted uses
IG INDUSTRIAL-GENERAL · 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
INDUSTRIAL (GENERAL)
Est. value
$1.9M
RESTAURANT
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.0M
INDUSTRIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL 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
1986
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
9
Rooms
2
Lot
7.6 ac
Current owner
From public records · entity-resolved
Hanover Holdings Ltd
Entity
Mailing address
8400 E PRENTICE AVE STE #900, GREENWOOD VILLAGE, CO 80111-2921
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 6, 2016
—
Istorage Po LLC
—
Deed
$160,000,000 · Miscellaneous Ins Co
Jun 13, 2011
$1,750,000
Hanover Holdings Ltd
Mlq-mll LLC
Grant Deed
—
Mar 23, 2011
$2,319,045
Mlq-mll LLC
Brooks & Odom Ventures INC
Grant Deed
—
Apr 9, 2002
$785,000
Brooks & Odom Ventures INC
Taylor,ronald E
Grant Deed
$625,000 · Heritage Bank Of Florida
Jan 22, 2002
$3,000
Daniel M Malinowski
Frank,charles D & Christine M
Quit Claim Deed
related
—
—
—
Istorage Po LLC
—
Deed Of Trust
$160,000,000 · Miscellaneous Ins Co
—
—
Brooks & Odom Ventures INC
—
Deed Of Trust
related
$4,500,000 · Encore Bank
—
—
Hanover Holdings Ltd
—
Deed Of Trust
related
$1,450,000 · Mutual Of Omaha Bank
—
—
Brooks & Odom Ventures INC
—
Deed Of Trust
related
$2,325,000 · First National Bank Florida
—
—
Brooks & Odom Venters INC
—
Deed Of Trust
related
$420,000 · Encore Bank
—
—
Brooks & Odom Ventures INC
—
Deed Of Trust
related
$4,920,000 · Encore Bank
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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