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Property profile & analytics
OFF-MARKET
Estimated value
$1,100,000
Retail space
100 4th NW Ave, Lutz, FL 33548-4236
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US18-2554649
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1955
Construction
WOOD
Total area
5,222 SF
Lot
0.46 ac (20,000 SF)
Zoning code
LDC
APN
U1227180JH000000000070
UPID
US18-2554649
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
-
Whistle Stop Gardens Tea Room Cafe & Coffee Shop
-
My Retro Soul Shop (Bike/Boat/Book/etc) Store
-
Lutz Whistle Stop Depot Clothing & Fashion Store
-
Deb's Whistle Stop Depot Home Decor Store Department Store
-
Apex Lending Inc Loan Service Bank
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.10M
CAP Approach
CAP
$790k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.10M
Owner & transaction history
Lutz Whistle Stop Depot LLC · 2 yrs held
Lutz Whistle Stop Depot LLC
since 2024
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
LDC · Lutz, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.3M
+12.0%
Medical building
$1.1M
+0.6%
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 Lutz submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lutz 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
$1,100,000
ML approach
$1,100,000
CAP Approach
CAP Return
Estimation
6%
$855,000
6.5%
$790,000
7%
$730,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,140,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,275,000
Change: +12% · Conversion: Moderate
MEDICAL BUILDING
$1,145,000
Change: +1% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,100,000
Change: -3% · Conversion: Easy
OFFICE BUILDING
$1,055,000
Change: -7% · Conversion: Easy
AUTO REPAIR, GARAGE
$985,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$1.10M
Range $990k – $1.21M · ±10% · vs last sale $1.10M (May 10 2024)
Last sale anchor
$1.10M
May 10 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
$211 / 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
$5,807
Tax year 2023
Assessed value
$312,334
Assessed 2023
Previous assessed
$303,558
+2.9% YoY
Effective rate
1.86%
On assessed value
Assessed land
$100,000
Assessed improvement
$212,334
Land market value
$100,000
Improvement market value
$212,334
Total market value
$312,334
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1955
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Buildings
4
Stories
2
Bathrooms
1
Total area
5,222 SF
Lot
0.46 ac (20,000 SF)
Zoning code
LDC
APN
U1227180JH000000000070
UPID
US18-2554649
Jurisdiction
HILLSBOROUGH
Zoning & alternative use
LDC · Lutz, FL
Zoning LDC · permitted uses
LDC · Lutz, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lutz. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$985,000
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1955
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Buildings
4
Bathrooms
1
Lot
0.46 ac
Current owner
From public records · entity-resolved
Lutz Whistle Stop Depot LLC
Entity
Mailing address
18916 5TH PL SW, LUTZ, FL 33548-4301
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 10, 2024
$1,100,000
Lutz Whistle Stop Depot LLC
Gulfwind Capital LLC
Warranty Deed
$770,000 · Deborah Sherman Etux
Dec 18, 2009
$114,000
Gulfwind Capital LLC
Eastcoast Promotions INC
Quit Claim Deed
related
—
Aug 20, 2007
$160,000
Eastcoast Promotions INC
Tinker,jerry L & Wanda G
Warranty Deed
$164,341 · Jerry L Tinker
Aug 13, 2007
—
Jerry L Tinker
Tinker,jerry L & Wanda G
Quit Claim Deed
related
—
—
—
Eastcoast Promotions INC
—
Loan Modification
related
$83,651 · Jerry L Tinker
—
—
Jerry L Tinker
—
Deed Of Trust
related
$80,963 · Suntrust Bank NA
—
—
Jerry L Tinker
—
Deed Of Trust
related
$25,000 · Suntrust Bank NA
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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