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Property profile & analytics
OFF-MARKET
Estimated value
$5,155,000
Retail properties & Spaces
101 Ardice Ave Eustis, FL 32726-6240
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-3239803
Property profile
Verified
Property type
Retail properties & Spaces
Use group
DEPARTMENT STORE
Year built
2000
Construction
CONCRETE BLOCKS
Total area
12,639 SF
Lot
1.87 ac (81,432 SF)
APN
14-19-26-1500-011-00100
UPID
US18-3239803
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
-
Walgreens Photo (Bike/Boat/Book/etc) Store
-
FedEx OnSite Postal Service Courier Service
-
Walgreens Pharmacy
-
Redbox Cinema (Bike/Boat/Book/etc) Store
-
Walgreens Pharmacy Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.01M
Blend (final)
Blend
$5.16M
Owner & transaction history
Oak Street Investment Grade Net Lea · 4 yrs held
Oak Street Investment Grade Net Lea
since 2022
Last sale
$6.2M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.6M
+88.8%
Commercial (general)
$4.4M
+47.3%
Neighborhood: shopping center
$3.7M
+24.5%
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 Eustis submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Eustis 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
$5,385,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$5,635,000
Change: +89% · Conversion: Easy
COMMERCIAL (GENERAL)
$4,395,000
Change: +47% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$3,715,000
Change: +24% · Conversion: Moderate
Blend value · Realmo final
$5.16M
Range $4.64M – $5.67M · ±10% · vs last sale $6.18M (Jan 10 2022)
Last sale anchor
$6.18M
Jan 10 2022
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
$408 / 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
$35,276
Tax year 2023
Assessed value
$1,763,664
Assessed 2023
Previous assessed
$1,512,897
+16.6% YoY
Effective rate
2.00%
On assessed value
Land market value
$723,344
Improvement market value
$1,040,320
Total market value
$1,763,664
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 properties & Spaces
Use group
DEPARTMENT STORE
Status
Off-Market
Year built
2000
Construction
CONCRETE BLOCKS
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
12,639 SF
Lot
1.87 ac (81,432 SF)
APN
14-19-26-1500-011-00100
UPID
US18-3239803
Jurisdiction
LAKE
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
RESTAURANT
Est. value
$5.6M
COMMERCIAL (GENERAL)
Est. value
$4.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.7M
RESTAURANT
COMMERCIAL (GENERAL)
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
2000
Construction
CONCRETE BLOCKS
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.87 ac
Current owner
From public records · entity-resolved
Oak Street Investment Grade Net Lea
Entity
Mailing address
125 S WACKER DR STE #1220, CHICAGO, IL 60606-4430
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 10, 2022
$6,180,000
Oak Street Investment Grade Net Lea
Project Asteroid Fund V LLC
Special Warranty Deed
$199,133 · Citibank NA
Mar 10, 2021
$4,414,300
Project Asteroid Fund V LLC
Walgreen Co
Special Warranty Deed
—
Jun 28, 2000
$3,070,000
Walgreen Co
Web Properties INC
Grant Deed
—
Sep 20, 1999
$459,000
Web Properties INC
Borell,mabel L
Grant Deed
—
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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