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Property profile & analytics
FOR SALE
Warehouses
103 Highland St Orange City, FL 32763
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-0243969
For Sale
1 / 12
$869,000
103 Highland St, Orange City, FL 32763
View Listing →
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
6,500 SF
Lot
0.37 ac (16,095 SF)
Zoning code
C2
APN
8010-11-00-0290
UPID
US18-0243969
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
-
Main Baseball Academy Gym & Fitness Center Sports School
-
Versatile Metal Works Inc Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$710k
CAP Approach
CAP
$805k
Comparable Approach
Comparable
$871k
Blend (final)
Blend
$745k
Owner & transaction history
Tod Ulrich · 1 yrs held
Tod Ulrich
since 2024
Last sale
$575,000
4 recorded transactions
Zoning & alternative use
C2 · Orange City, FL
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 Orange City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Orange City 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
$925,000
ML approach
$710,000
CAP Approach
CAP Return
Estimation
6%
$870,000
6.5%
$805,000
7%
$745,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,210,000
Change: -10% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,165,000
Change: -14% · Conversion: Moderate
RETAIL STORES
$1,145,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$745k
Range $671k – $820k · ±10% · vs last sale $575k (Jun 28 2022)
Last sale anchor
$575k
Jun 28 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
$115 / 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
$6,269
Tax year 2023
Assessed value
$305,336
Assessed 2023
Previous assessed
$282,764
+8.0% YoY
Effective rate
2.05%
On assessed value
Assessed land
$61,161
Assessed improvement
$244,175
Land market value
$61,161
Improvement market value
$244,175
Total market value
$305,336
Applied tax rate
14.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
For Sale
Year built
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Bathrooms
2
Total area
6,500 SF
Lot
0.37 ac (16,095 SF)
Zoning code
C2
APN
8010-11-00-0290
UPID
US18-0243969
Jurisdiction
VOLUSIA
Zoning & alternative use
C2 · Orange City, FL
Zoning C2 · permitted uses
C2 · Orange City, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Orange City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
RETAIL STORES
Est. value
$1.1M
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Bathrooms
2
Lot
0.37 ac
Current owner
From public records · entity-resolved
Tod Ulrich
Individual
Mailing address
2527 CROSS COUNTRY DR, PORT ORANGE, FL 32128-6744
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 26, 2024
—
Tod Ulrich
Everette R Ulrich
Deed
related
$656,000 · Tod Ulrich
Jun 28, 2022
$575,000
Everette R Ulrich
Main Venture Properties LLC
Special Warranty Deed
—
Dec 26, 2017
$225,000
Main Venture Properties LLC
Lawrence Lewis
Warranty Deed
$540,000 · Mainstreet Community Bank Of Fl
Jan 8, 2004
$160,000
Lawrence Lewis
Inda,roberto R & Gail C
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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