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Property profile & analytics
OFF-MARKET
Estimated value
$865,000
Distribution centers
103 Commerce St Ste 180, Lake Mary, FL 32746-6290
Entity Owned
16-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-2504071
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
1992
Construction
TILT-UP CONCRETE
Total area
4,050 SF
Lot
0.18 ac (7,872 SF)
APN
19-20-30-518-0000-1800
UPID
US18-2504071
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
$879k
Blend (final)
Blend
$865k
Owner & transaction history
The Shahnami Group LLC · 16 yrs held
The Shahnami Group LLC
since 2010
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.1M
+45.1%
Neighborhood: shopping center
$900,000
+21.6%
Office building
$870,000
+17.6%
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 Lake Mary submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake Mary 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
WAREHOUSE, STORAGE
$740,000
Current use
COMMERCIAL (GENERAL)
$1,075,000
Change: +45% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$900,000
Change: +22% · Conversion: Moderate
OFFICE BUILDING
$870,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$770,000
Change: +4% · Conversion: Moderate
Blend value · Realmo final
$865k
Range $779k – $952k · ±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
$214 / 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
$6,959
Tax year 2023
Assessed value
$506,250
Assessed 2023
Previous assessed
$465,750
+8.7% YoY
Effective rate
1.37%
On assessed value
Improvement market value
$506,250
Total market value
$506,250
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
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
Off-Market
Year built
1992
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Bathrooms
2
Total area
4,050 SF
Lot
0.18 ac (7,872 SF)
APN
19-20-30-518-0000-1800
UPID
US18-2504071
Jurisdiction
SEMINOLE
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
WAREHOUSE, STORAGE Current
Est. value
$740,000
COMMERCIAL (GENERAL)
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$900,000
OFFICE BUILDING
Est. value
$870,000
RETAIL STORES
Est. value
$770,000
WAREHOUSE, STORAGE Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
RETAIL STORES
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
1992
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Bathrooms
2
Lot
0.18 ac
Current owner
From public records · entity-resolved
The Shahnami Group LLC
Entity
Mailing address
367 EAGLE CRK CIR, LAKE MARY, FL 32746-3829
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 14, 2010
$325,000
The Shahnami Group LLC
Firstbank Puerto Rico
Special Warranty Deed
$312,400 · Wells Fargo Bank NA
Oct 27, 2009
—
First Bk Of Fl
Fux,enrique & Myriam Coc
Trustees Deed
related
—
Jun 29, 2006
$460,000
Enrique Fux
Thomas V Miller
Warranty Deed
$299,000 · Firstbank Florida
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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