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    Georgia Watson, Lutz, FL

    License ID: 3264151
    Years of Experience
    8
    Association
    Florida Gulfcoast Commercial Association Of Realtors Inc

    Service Locations

    Contact details

    Phone:
    (813) 453-6616
    Office Address:
    3802 Ehrlich Road, Suite 303, Tampa, FL 33624

    Property Types

    • Land

    Performance

    Listings
    13
    Total transactions
    12
    Total transactions amount
    $6M
    Price range
    $333k - 750k
    Average price
    $500k

    Listings

    For Sale (6)

    View map
    • $50,000
      1.05 Acres

      Perry, Florida Acreage Homesite

      1.05-acre parcel in Perry, Florida, ideal for homesite.
      Seagrass Dr, Perry, FL 32348
      View Details
    • $1,650,000
      6,000 SF

      Clearwater Warehouse Near Highway 19

      6,000 SF warehouse with logistical ease near Tampa.
      2868 Roosevelt Blvd, Clearwater, FL 33760
      View Details
    • $1,150,000
      5,000 SF

      New Commercial Building on Highway

      5,000 SF metal building on 1-acre lot.
      8037 Treiman Blvd, Webster, FL 33597
      View Details
    • $182,500

      C-1 Zoned Land Parcel

      1.10 acres of C-1 zoned land in Webster, Florida.
      7465 Treiman Blvd, Webster, FL 33597
      View Details
    • $1,450,000
      2,142 SF

      Renovated Office Building in Tampa

      Turn-key office building in Hyde Park/SoHo with ample parking.
      119 S Dakota Ave, Tampa, FL 33606
      View Details
    • $900,000

      Land Development Opportunity on US-41

      2.83 acre parcel with 1.4 acres buildable land.
      6210 Land O Lakes Blvd, Land O Lakes, FL 34638
      View Details

    For Lease (7)

    View map
    • $6 SF/Yr
      15,379 SF

      Sebring Retail Space Available

      15,000+ SF retail space for lease in Sebring, FL.
      3750 U S Highway 27 N, Sebring, FL
      View Details
    • Contact for pricing
      13,934 SF

      Warehouse and Office Space Available

      Flexible warehouse and office spaces with ample parking.
      6021 N 142Nd Ave, Largo, FL 33771
      View Details
    • $2,811 /Mo
      2,170 SF

      Clearwater Flex Space Sublease

      Commercial flex space available for sublease in Clearwater, Florida.
      4900 Creekside Dr, Clearwater, FL 33760
      View Details
    • Contact for pricing
      3,250 SF

      Tampa Office Space For Rent

      Office space for rent near the Veterans/Suncoast Expressway.
      5402 Hoover Blvd, Tampa, FL 33634
      View Details
    • $5,000 /Mo
      870 SF

      Remodeled Retail Space on Nebraska

      870 SF retail space near Downtown Tampa and Ybor City.
      3003 N Nebraska Ave, Tampa, FL 33603
      View Details
    • $25 SF/Yr
      700 SF

      Renovated Office Space Available

      Turn-key office space in Tarpon Springs, ideal for small business.
      1888 S Pinellas Ave, Tarpon Springs, FL 34689
      View Details
    • Contact for pricing

      Land For Rent Near Circle K

      1.92 acres of land suitable for car wash site.
      15807 Us Highway 19, Hudson, FL 34667
      View Details

    Leases and Sales on Map

    • For Sale
    • For Lease

    Properties for sale

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    Georgia Watson, Lutz, FL
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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