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Property profile & analytics
OFF-MARKET
Estimated value
$2,400,000
Apartment buildings
100 Old Vlg Way Oldsmar, FL 34677-5034
Individually Owned
26-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-4231888
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1984
Construction
WOOD FRAME
Total area
6,154 SF
Lot
42.47 ac (1,849,858 SF)
APN
14-28-16-10602-001-0001
UPID
US18-4231888
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
-
Aventine at Forest Lakes Apartment Homes Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.40M
Blend (final)
Blend
$2.40M
Owner & transaction history
Ics Village Ltd · 26 yrs held
Ics Village Ltd
since 2000
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.8M
+146.8%
Restaurant
$3.5M
+124.3%
Auto repair, garage
$2.6M
+64.0%
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 Oldsmar submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Oldsmar 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,555,000
Current use
COMMERCIAL (GENERAL)
$3,835,000
Change: +147% · Conversion: Moderate
RESTAURANT
$3,485,000
Change: +124% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,550,000
Change: +64% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,710,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$2.40M
Range $2.16M – $2.64M · ±10%
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
$390 / 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
$838,922
Tax year 2023
Assessed value
$48,100,000
Assessed 2023
Previous assessed
$47,650,000
+0.9% YoY
Effective rate
1.74%
On assessed value
Land market value
$14,109,505
Improvement market value
$33,990,495
Total market value
$48,100,000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1984
Construction
WOOD FRAME
Heating
YES
Cooling
AC.PACKAGE
Buildings
13
Stories
2
Units
400
Bathrooms
683
Total area
6,154 SF
Lot
42.47 ac (1,849,858 SF)
APN
14-28-16-10602-001-0001
UPID
US18-4231888
Jurisdiction
PINELLAS
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$3.8M
RESTAURANT
Est. value
$3.5M
AUTO REPAIR, GARAGE
Est. value
$2.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.7M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1984
Construction
WOOD FRAME
Heating
YES
Cooling
Yes
Stories
2
Buildings
13
Units
400
Bathrooms
683
Lot
42.47 ac
Current owner
From public records · entity-resolved
Ics Village Ltd
Individual
Free & Clear · 26 yrs held
Mailing address
1775 HANCOCK ST, SAN DIEGO, CA 92110-2034
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2000
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 8, 2020
—
Pacifica Forest Lakes LLC
—
Deed
related
—
Jul 2, 2020
—
Pacifica Forest Lakes LLC
—
Deed
related
$22,795,000 · Wells Fargo Bk
Jun 30, 2000
$16,400,000
Ics Village Ltd
United Dominion Realty Trust
Grant Deed
—
—
—
Pacifica Forest Lakes LLC
—
Deed Of Trust
related
—
—
—
Pacifica Forest Lakes LLC
—
Loan Modification
related
$22,795,000 · Wells Fargo 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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