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Property profile & analytics
OFF-MARKET
Estimated value
$47,620,000
Warehouses
9301 Piper Rd Punta Gorda, FL 33982-2508
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-1708465
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2022
Total area
253,440 SF
Lot
30.47 ac (1,327,273 SF)
Zoning code
ECAP
APN
41-23-22-100-006
UPID
US18-1708465
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
-
Trabajo Freight Service Logistics Company
-
FedEx Ship Center Courier Service Postal Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$36.59M
Comparable Approach
Comparable
$48.62M
Blend (final)
Blend
$47.62M
Owner & transaction history
Mi Fort Myers Owner LP · 3 yrs held
Mi Fort Myers Owner LP
since 2023
Last sale
$46.6M
1 recorded transaction
Zoning & alternative use
ECAP · Punta Gorda, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$71.4M
+87.1%
Commercial (general)
$67.5M
+77.1%
Medical building
$60.5M
+58.6%
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
$36,260,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$39,640,000
6.5%
$36,590,000
7%
$33,975,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$38,135,000
Current use
AUTO REPAIR, GARAGE
$71,365,000
Change: +87% · Conversion: Easy
COMMERCIAL (GENERAL)
$67,540,000
Change: +77% · Conversion: Difficult
MEDICAL BUILDING
$60,465,000
Change: +59% · Conversion: Difficult
RETAIL STORES
$58,740,000
Change: +54% · Conversion: Moderate
OFFICE BUILDING
$50,965,000
Change: +34% · Conversion: Difficult
Blend value · Realmo final
$47.62M
Range $42.86M – $52.38M · ±10% · vs last sale $46.62M (Feb 1 2023)
Last sale anchor
$46.62M
Feb 1 2023
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
$188 / 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
$618,162
Tax year 2023
Assessed value
$34,990,159
Assessed 2023
Previous assessed
$3,366,935
+939.2% YoY
Effective rate
1.77%
On assessed value
Land market value
$5,941,650
Improvement market value
$35,223,243
Total market value
$41,164,893
Applied tax rate
111.0000
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
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2022
Buildings
1
Stories
1
Total area
253,440 SF
Lot
30.47 ac (1,327,273 SF)
Zoning code
ECAP
APN
41-23-22-100-006
UPID
US18-1708465
Jurisdiction
CHARLOTTE
Zoning & alternative use
ECAP · Punta Gorda, FL
Zoning ECAP · permitted uses
ECAP · 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
WAREHOUSE, STORAGE Current
Est. value
$38.1M
AUTO REPAIR, GARAGE
Est. value
$71.4M
COMMERCIAL (GENERAL)
Est. value
$67.5M
MEDICAL BUILDING
Est. value
$60.5M
RETAIL STORES
Est. value
$58.7M
OFFICE BUILDING
Est. value
$51.0M
WAREHOUSE, STORAGE Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RETAIL STORES
OFFICE 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
2022
Stories
1
Buildings
1
Lot
30.47 ac
Current owner
From public records · entity-resolved
Mi Fort Myers Owner LP
Entity
Mailing address
100 WILSHIRE BLVD STE #650, SANTA MONICA, CA 90401-1251
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 1, 2023
$46,618,400
Mi Fort Myers Owner LP
Piper Road Punta Gorda LLC
Special Warranty Deed
$32,969,340 · Comerica 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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