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Property profile & analytics
OFF-MARKET
Estimated value
$2,025,000
Office buildings
104 Pne Ave Inverness, FL 34452
Entity Owned
6-yr Hold
Free & Clear
Property ID
US18-4154282
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1968
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
12,701 SF
Lot
1.2 ac (52,446 SF)
Zoning code
CBD CENTRAL BUSINESS DIST
APN
20E-19S-17-0050-01000-003.0
UPID
US18-4154282
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
-
Olde Inverness Antiques Home Decor Store (Bike/Boat/Book/etc) Store
-
James Otto, MD Physician Hospital
-
Torr Carmain, MD Physician
-
HCA Florida Citrus Surgical Specialists Medical Clinic Hospital
-
Samir Rahman, DO Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.20M
Comparable Approach
Comparable
$2.48M
Blend (final)
Blend
$2.03M
Owner & transaction history
Citrus Hospitality LLC · 6 yrs held
Citrus Hospitality LLC
since 2020
1 recorded transaction
Zoning & alternative use
CBD CENTRAL BUSINESS DIST · Inverness, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.7M
+25.1%
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 Inverness submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Inverness 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%
$2,380,000
6.5%
$2,195,000
7%
$2,040,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,145,000
Current use
MEDICAL BUILDING
$2,680,000
Change: +25% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,125,000
Change: -1% · Conversion: Easy
RETAIL STORES
$1,765,000
Change: -18% · Conversion: Moderate
Blend value · Realmo final
$2.03M
Range $1.82M – $2.23M · ±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
$159 / 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
$32,135
Tax year 2023
Assessed value
$1,450,400
Assessed 2023
Previous assessed
$1,342,160
+8.1% YoY
Effective rate
2.22%
On assessed value
Assessed land
$645,230
Assessed improvement
$805,170
Land market value
$645,230
Improvement market value
$805,170
Total market value
$1,450,400
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1968
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
YES
Stories
1
Bathrooms
4
Total area
12,701 SF
Lot
1.2 ac (52,446 SF)
Zoning code
CBD CENTRAL BUSINESS DIST
APN
20E-19S-17-0050-01000-003.0
UPID
US18-4154282
Jurisdiction
CITRUS
Zoning & alternative use
CBD CENTRAL BUSINESS DIST · Inverness, FL
Zoning CBD CENTRAL BUSINESS DIST · permitted uses
CBD CENTRAL BUSINESS DIST · Inverness, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Inverness. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$2.7M
COMMERCIAL (GENERAL)
Est. value
$2.1M
RETAIL STORES
Est. value
$1.8M
OFFICE BUILDING Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
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
1968
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
4
Lot
1.2 ac
Current owner
From public records · entity-resolved
Citrus Hospitality LLC
Entity
Free & Clear · 6 yrs held
Mailing address
PO BOX 80610, INDIANAPOLIS, IN 46280-0610
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 19, 2020
$570,000
Citrus Hospitality LLC
Citrus County Hospital Board
Grant Deed
related
—
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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