Entity Owned 
For Sale
1 / 52
$1,097,500
4850 Holopaw Rd, Saint Cloud, FL 34773
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1963
Total area
3,300 SF
Lot
0.91 ac (39,640 SF)
Zoning code
OAR1
APN
142732000000200000
UPID
US18-4479682
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$910k
CAP Approach
CAP
$810k
Comparable Approach
Comparable
$902k
Blend (final)
Blend
$865k
Owner & transaction history
since 2023
Last sale
$975,000
5 recorded transactions
Zoning & alternative use
OAR1 · Saint Cloud, FL
Top alternative use upside
Warehouse, storage
$1.2M
+46.6%
Auto repair, garage
$1.1M
+41.0%
Neighborhood: shopping center
$955,000
+19.1%
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 3 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
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Summary
1
Valuation conclusion
Included free
Estimated market value
$865k
Value range
$779k – $952k
±10% around blend
Estimated value / SF
$262 / SF
Confidence
Low
3 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
30
Income certainty
100
$779k
blend $865k
$952k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,300 SF
Lot area
0.91 ac
Year built
1963
Stories
1
APN
142732000000200000
Zoning
OAR1
Assessed value
$493,000
Annual tax
$8,796
3
Income approach: direct capitalization
Partial preview
Income approach indication
$810k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$875k
@ 6.5% CAP return
$810k
@ 7% CAP return
$750k
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$8,796
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.10M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
23.6 mi away · 3,000 SF
25.4 mi away · 3,496 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$865k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 39 sales
$242
+8%
County 194 sales
$255
+3%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $262/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Warehouse, Storage
Gross theoretical uplift
+47%
vs current-use indication
Auto Repair, Garage
Neighborhood: Shopping Center
Retail Stores
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
6.10%
Selected cap rate for this office buildings
Derived from the Saint Cloud market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.10%
9.0%
NOI (est.)
$52k *
Last sale · Oct 2023
$975k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$861k
Move the market yield to see immediate price impact.
Value / SF
$261
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.60%6.10%6.60%
$47k
$844k
$775k
$716k
$52k
$937k
$861k
$795k
$58k
$1.03M
$947k
$875k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$900k
22.6 mi · Jan 2026 · $293/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$8,796
Tax year 2023
Assessed value
$493,000
Assessed 2023
Previous assessed
$448,900
+9.8% YoY
Effective rate
1.78%
On assessed value
Assessed land
$192,200
Assessed improvement
$300,800
Land market value
$192,200
Improvement market value
$300,800
Total market value
$493,000
Applied tax rate
300.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
1963
Heating
YES
Cooling
AC.PACKAGE
Stories
1
Rooms
2
Bathrooms
1
Total area
3,300 SF
Lot
0.91 ac (39,640 SF)
Zoning code
OAR1
APN
142732000000200000
UPID
US18-4479682
Jurisdiction
OSCEOLA
Zoning & alternative use
OAR1 · Saint Cloud, FLZoning OAR1 · permitted uses
OAR1 · Saint Cloud, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1963
Heating
YES
Cooling
Yes
Stories
1
Rooms
2
Bathrooms
1
Lot
0.91 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
OAR1
Jurisdiction
Saint Cloud, FL
Recorded code
OAR1
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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