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Property profile & analytics
OFF-MARKET
Estimated value
$11,525,000
Specialty properties
1 Gardenia Dr Winter Haven, FL 33881-9652
Entity Owned
5-yr Hold
Free & Clear
Property ID
US18-2872374
Property profile
Verified
Property type
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Year built
1964
Total area
2,250 SF
Lot
14.39 ac (627,003 SF)
APN
262809530000000121
UPID
US18-2872374
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$12.58M
Blend (final)
Blend
$11.53M
Owner & transaction history
Granite Lucerne Lakeside LLC · 5 yrs held
Granite Lucerne Lakeside LLC
since 2021
Last sale
$9.1M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Winter Haven submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winter Haven 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
$15,380,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$11.53M
Range $10.37M – $12.68M · ±10% · vs last sale $9.08M (Mar 4 2021)
Last sale anchor
$9.08M
Mar 4 2021
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
$5,122 / 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
$107,614
Tax year 2023
Assessed value
$5,588,412
Assessed 2023
Previous assessed
$5,588,404
+0.0% YoY
Effective rate
1.93%
On assessed value
Total market value
$5,588,412
Applied tax rate
92,410.0000
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
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Status
Off-Market
Year built
1964
Heating
NONE
Cooling
YES
Stories
1
Units
1
Total area
2,250 SF
Lot
14.39 ac (627,003 SF)
APN
262809530000000121
UPID
US18-2872374
Jurisdiction
POLK
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1964
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
14.39 ac
Current owner
From public records · entity-resolved
Granite Lucerne Lakeside LLC
Entity
Free & Clear · 5 yrs held
Mailing address
9 W 57TH ST FL #43, NEW YORK, NY 10019-2700
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 4, 2021
$9,075,000
Granite Lucerne Lakeside LLC
Bedrock Lucerne LLC
Special Warranty Deed
—
Jun 29, 2018
—
Bedrock Lucerne LLC
—
Deed
related
$6,558,000 · Pnc Bk
Apr 19, 2017
$6,625,000
Bedrock Lucerne LLC
Lucerne Lakeside Village LLC
Grant Deed
related
$5,025,000 · Pnc Bk
Aug 9, 2013
$3,790,000
Lucerne Lakeside Village LLC
Athena Lucerne LLC
Warranty Deed
related
—
Aug 5, 2005
$4,200,000
Athena Lucerne LLC
Lucerne Lakeside LLC
Warranty Deed
related
$3,400,000 · Aig Annuity Insurance Co
Dec 14, 2000
$2,600,000
N Tandem Properties LP
Windsor Park Properties 7
Grant Deed
$1,950,000 · Anchor National Life Ins Co
—
—
Athena Lucerne LLC
—
Deed Of Trust
related
$3,500,000 · C-iii Commercial Mtg LLC
—
—
Bedrock Lucerne LLC
—
Loan Modification
related
$6,558,000 · Pnc Bk
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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