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Property profile & analytics
OFF-MARKET
Estimated value
$3,300,000
Office buildings
992 Tamiami Trl J Port Charlotte, FL 33953-3886
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-0511326
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2002
Construction
CONCRETE BLOCKS
Total area
29,434 SF
Lot
3.34 ac (145,333 SF)
Zoning code
PD PLANNED DEVELOPMENT
APN
40-22-07-101-001
UPID
US18-0511326
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
-
Therapy Care - Port Charlotte Physician
-
Rhino's Gym Gym & Fitness Center
-
Jane Roessler - Cruise Planners Travel Agency
-
Hair by bri Hair Salon
-
Grand oak plaza Business Service Center Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.30M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.14M
Blend (final)
Blend
$3.30M
Owner & transaction history
Christopher Cantolino · 1 yrs held
Christopher Cantolino
since 2024
Last sale
$3.3M
5 recorded transactions
Zoning & alternative use
PD PLANNED DEVELOPMENT · Port Charlotte, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$4.6M
+20.1%
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
$3,300,000
ML approach
$3,300,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,850,000
Current use
WAREHOUSE, STORAGE
$4,625,000
Change: +20% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,335,000
Change: -13% · Conversion: Easy
RETAIL STORES
$3,165,000
Change: -18% · Conversion: Moderate
Blend value · Realmo final
$3.30M
Range $2.97M – $3.63M · ±10% · vs last sale $3.30M (Sep 9 2024)
Last sale anchor
$3.30M
Sep 9 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
$112 / 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
$60,841
Tax year 2023
Assessed value
$2,972,785
Assessed 2023
Previous assessed
$2,972,785
+0.0% YoY
Effective rate
2.05%
On assessed value
Land market value
$1,922,458
Improvement market value
$3,612,304
Total market value
$5,534,762
Applied tax rate
104.0000
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
2002
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
YES
Buildings
1
Stories
1
Rooms
1
Bathrooms
14
Total area
29,434 SF
Lot
3.34 ac (145,333 SF)
Zoning code
PD PLANNED DEVELOPMENT
APN
40-22-07-101-001
UPID
US18-0511326
Jurisdiction
CHARLOTTE
Zoning & alternative use
PD PLANNED DEVELOPMENT · Port Charlotte, FL
Zoning PD PLANNED DEVELOPMENT · permitted uses
PD PLANNED DEVELOPMENT · 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
$3.9M
WAREHOUSE, STORAGE
Est. value
$4.6M
COMMERCIAL (GENERAL)
Est. value
$3.3M
RETAIL STORES
Est. value
$3.2M
OFFICE BUILDING Current
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
2002
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
Yes
Stories
1
Buildings
1
Rooms
1
Bathrooms
14
Lot
3.34 ac
Current owner
From public records · entity-resolved
Christopher Cantolino
Individual
Free & Clear · 1 yrs held
Mailing address
435 12TH ST W, BRADENTON, FL 34205-7820
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 9, 2024
$3,300,000
Christopher Cantolino
Country Life Insurance Company
Special Warranty Deed
—
Sep 9, 2024
—
Oak & Stone Properties LLC
Christopher Cantolino
Warranty Deed
—
Feb 23, 2010
—
Country Life Insurance Co
Cdr II LLC Coc
Trustees Deed
related
—
Sep 5, 2006
$2,738,600
Cdr II LLC
Cdr Of Southwest Florida LLC
Warranty Deed
related
$4,500,000 · Key Bank & Trust
Apr 23, 2001
$225,000
Cdr Of Southwest Florida
Livolsi,bartley F
Grant Deed
—
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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