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Property profile & analytics
OFF-MARKET
Estimated value
$870,000
Office buildings
8300 Wiltshire Dr Port Charlotte, FL 33981-2812
Entity Owned
12-yr Hold
Free & Clear
Property ID
US18-0585291
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2003
Construction
CONCRETE BLOCKS
Total area
6,684 SF
Lot
0.69 ac (30,000 SF)
Zoning code
CG COMMERCIAL-GENERAL
APN
41-21-17-403-002
UPID
US18-0585291
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
-
PB Grande/Parsley Baldwin Realty-Cape Haze Office Vacation Rental Real Estate Agency
-
Tracy Meyer, PARADISE EXCLUSIVE INC Real Estate Agency
-
Elizabeth Gerber, Realtor & Interior Designer Real Estate Agency
-
Rob Stevenson, PARADISE EXCLUSIVE INC Real Estate Agency
-
Katrina M. Towns, PA | Paradise Exclusive Inc Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$868k
Blend (final)
Blend
$870k
Owner & transaction history
Mlap Asset Management INC · 12 yrs held
Mlap Asset Management INC
since 2014
6 recorded transactions
Zoning & alternative use
CG COMMERCIAL-GENERAL · Port Charlotte, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.3M
+49.3%
Warehouse, storage
$1.0M
+15.3%
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
OFFICE BUILDING
$875,000
Current use
MEDICAL BUILDING
$1,305,000
Change: +49% · Conversion: Easy
WAREHOUSE, STORAGE
$1,010,000
Change: +15% · Conversion: Difficult
COMMERCIAL (GENERAL)
$755,000
Change: -13% · Conversion: Easy
RETAIL STORES
$720,000
Change: -18% · Conversion: Moderate
Blend value · Realmo final
$870k
Range $783k – $957k · ±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
$130 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$11,087
Tax year 2022
Assessed value
$623,411
Assessed 2023
Previous assessed
$568,821
+9.6% YoY
Effective rate
1.78%
On assessed value
Land market value
$112,500
Improvement market value
$860,346
Total market value
$972,846
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
2003
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
YES
Buildings
1
Stories
1
Rooms
1
Bathrooms
6
Total area
6,684 SF
Lot
0.69 ac (30,000 SF)
Zoning code
CG COMMERCIAL-GENERAL
APN
41-21-17-403-002
UPID
US18-0585291
Jurisdiction
CHARLOTTE
Zoning & alternative use
CG COMMERCIAL-GENERAL · Port Charlotte, FL
Zoning CG COMMERCIAL-GENERAL · permitted uses
CG COMMERCIAL-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
OFFICE BUILDING Current
Est. value
$875,000
MEDICAL BUILDING
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$755,000
RETAIL STORES
Est. value
$720,000
OFFICE BUILDING Current
MEDICAL BUILDING
WAREHOUSE, STORAGE
COMMERCIAL (GENERAL)
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
2003
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
Yes
Stories
1
Buildings
1
Rooms
1
Bathrooms
6
Lot
0.69 ac
Current owner
From public records · entity-resolved
Mlap Asset Management INC
Entity
Free & Clear · 12 yrs held
Mailing address
8300 WILTSHIRE DR UNIT #3, PORT CHARLOTTE, FL 33981-2812
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 6, 2016
—
Mlap Asset Management INC
—
Deed
related
$415,000 · Englewood Bk & Tr
Feb 6, 2014
$250,000
Mlap Asset Management INC
Snow Ridge LLC
Warranty Deed
—
Jan 6, 2012
$300,000
Snow Ridge LLC
Fireservice INC
Warranty Deed
$250,000 · Fireservice INC
Apr 29, 2011
$252,100
Fireservice INC
Campione,suzanne & Giacomo Coc
Trustees Deed
related
—
Dec 4, 2000
$10,000
Susan Campione
Strayhorn,michael M
Grant Deed
—
—
—
Mlap Asset Management INC
—
Deed Of Trust
related
$415,000 · Englewood Bk & Tr
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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