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    The Largest CRE Database in the US with Over 1 Million Listings

    Glenda Robin Shepard, Beverly Hills, FL

    License ID: 3450958
    American Realty & Investments
    Years of Experience
    5

    Contact details

    Phone:
    (352) 746-3600
    Office Address:
    8644 N Ural Pt, Dunnellon, FL, 34433

    Performance

    Listings
    14
    Total transactions
    37
    Total transactions amount
    $4M
    Price range
    $72k - 162k
    Average price
    $108k

    Listings

    For Sale (14)

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    • Contact for pricing
      0.06 Acres

      Residential Land in Inverness, FL

      0.06-acre vacant residential lot with lake frontage.
      68 N Sheltering Oaks Dr, Inverness, FL 34453
      View Details
    • $35,000
      1.16 Acres

      Crystal River Acreage: Build Your Dream

      1.16-acre residential lot in Crystal River's desirable Crystal Manor.
      9999 N Snowball Pt, Crystal River, FL 34428
      View Details
    • Contact for pricing
      0.27 Acres

      Inverness Land with Lake Access

      Residential land with water access to Tsala Apopka Chain.
      1980 S Tsala Ter, Inverness, FL 34450
      View Details
    • Contact for pricing
      0.22 Acres

      Inverness Residential Land For Sale

      Wooded .22 acre lot zoned for single family residential.
      2808 Van Buren St W, Inverness, FL 34453
      View Details
    • New
      $35,000
      0.48 Acres

      Cleared Homesite Ready for Vision

      Cleared homesite near amenities, recreation, and attractions.
      1108 E Van Gogh Ct, Hernando, FL 34442
      View Details
    • Contact for pricing
      0.13 Acres

      Inverness Land Parcel For Sale

      0.13-acre parcel in a tranquil neighborhood with scenic surroundings.
      63 N Sheltering Oaks Dr, Inverness, FL 34453
      View Details
    • Contact for pricing
      0.23 Acres

      Inverness Acres Homesite Opportunity

      Partially cleared .23-acre homesite near lakes and amenities.
      2608 Polk St, Inverness, FL 34453
      View Details
    • $100,000
      0.87 Acres

      Waterfront Land Near Withlacoochee River

      0.87-acre waterfront lot near Withlacoochee River in Inverness, FL.
      523 S Tuck Pt, Inverness, FL 34450
      View Details
    • $35,500
      0.89 Acres

      Inverness Vacant Land For Sale

      Wooded 0.89 acre vacant land zoned GNC and MDR.
      965 S Sally Ter, Inverness, FL 34452
      View Details
    • Contact for pricing
      0.22 Acres

      Inverness Land For Sale

      Wooded 0.22-acre residential land in Inverness, Florida.
      204 Adelphi St, Inverness, FL 34452
      View Details
    • Contact for pricing
      0.28 Acres

      Corner Lot in Inverness, FL

      Wooded corner lot zoned for single-family residential use.
      517 S Savary Ave, Inverness, FL 34453
      View Details
    • Contact for pricing
      0.60 Acres

      Two Adjacent Homosassa Land Parcels

      Two wooded parcels totaling 0.60 acres in Old Homosassa, FL.
      10008 W Pennsylvania St, Homosassa, FL 34448
      View Details
    • Contact for pricing
      0.15 Acres

      Canal Front Wooded Home Site

      0.15 acre canal front wooded home site in Inverness, FL.
      96 N Sheltering Oaks Dr, Inverness, FL 34453
      View Details
    • $35,500

      Wooded Vacant Land For Sale

      Wooded 0.89 acre vacant land in Inverness Highlands Unit 9.
      965 S Sally Ter, Inverness, FL 34452
      View Details

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    • For Sale

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    Glenda Robin Shepard, Beverly Hills, 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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    Glenda Robin Shepard, Beverly Hills, FL
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