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Property profile & analytics
OFF-MARKET
Estimated value
$525,000
Office Spaces
108 Myrtle Rdg Rd 300 Lutz, FL 33549-5645
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-7890540
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2003
Construction
WOOD
Total area
4,284 SF
Zoning code
BPO
APN
U2427189R6000300000000
UPID
US18-7890540
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
-
Tanya Grazione Tampa Bay Doula Birth Services Medical Clinic
-
Wellness Sanctuary Physician
-
Totally Chiropractic - Dr. Fagan Alternative Medicine Practice
-
Totally Chiropractic Inc Alternative Medicine Practice
-
Sense Able Brain Therapy and Learning Services Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$550k
CAP Approach
CAP
$475k
Comparable Approach
Comparable
$654k
Blend (final)
Blend
$525k
Owner & transaction history
Salty Branch LLC · 4 yrs held
Salty Branch LLC
since 2022
Last sale
$510,000
2 recorded transactions
Zoning & alternative use
BPO · Lutz, 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 Lutz submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lutz 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
$580,000
ML approach
$550,000
CAP Approach
CAP Return
Estimation
6%
$515,000
6.5%
$475,000
7%
$440,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$865,000
Current use
AUTO REPAIR, GARAGE
$810,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$525k
Range $473k – $578k · ±10% · vs last sale $510k (Mar 8 2022)
Last sale anchor
$510k
Mar 8 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
$123 / 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
$6,902
Tax year 2023
Assessed value
$396,900
Assessed 2023
Previous assessed
$356,800
+11.2% YoY
Effective rate
1.74%
On assessed value
Assessed land
$100
Assessed improvement
$396,800
Land market value
$100
Improvement market value
$396,800
Total market value
$396,900
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 Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
2003
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
2
Total area
4,284 SF
Zoning code
BPO
APN
U2427189R6000300000000
UPID
US18-7890540
Jurisdiction
HILLSBOROUGH
Zoning & alternative use
BPO · Lutz, FL
Zoning BPO · permitted uses
BPO · Lutz, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lutz. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$865,000
AUTO REPAIR, GARAGE
Est. value
$810,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
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
2003
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
2
Current owner
From public records · entity-resolved
Salty Branch LLC
Entity
Mailing address
15613 BEREA DR, ODESSA, FL 33556-3006
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 8, 2022
$510,000
Salty Branch LLC
Totally Chiropractic INC
Warranty Deed
$415,974 · Synovus Bank
Dec 29, 2014
$260,000
Totally Chiropractic INC
First Citrus Bk
Grant Deed
$242,500 · Daniel J & Joy E Valdez
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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