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Property profile & analytics
OFF-MARKET
Estimated value
$2,855,000
Retail space
10806 Halls Riv Rd Homosassa, FL 34448-3419
Individually Owned
7-yr Hold
~
Est. High Equity
Property ID
US18-1862765
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1973
Construction
STEEL FRAME
Total area
22,340 SF
Lot
2.02 ac (88,027 SF)
Zoning code
GNC GEN COMMERCIAL
APN
17E-19S-29-0010-00580-005.0
UPID
US18-1862765
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
-
Reel River Tours and Charters Tour Operator Travel Agency
-
Homosassa Springs Marina Marina Boat Club
-
Tampa Bay Boat Party Tour Operator (Bike/Boat/Book/etc) Store
-
Manatee Snorkel Tours Travel Agency
-
Huntin and Hookin Adventures Tour Operator Travel Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.30M
Comparable Approach
Comparable
$3.03M
Blend (final)
Blend
$2.86M
Owner & transaction history
James Meikle · 7 yrs held
James Meikle
since 2018
7 recorded transactions
Zoning & alternative use
GNC GEN COMMERCIAL · Homosassa, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.7M
+52.0%
Office building
$4.6M
+48.4%
Commercial (general)
$3.7M
+20.5%
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 Homosassa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Homosassa 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%
$3,575,000
6.5%
$3,300,000
7%
$3,065,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,105,000
Current use
MEDICAL BUILDING
$4,715,000
Change: +52% · Conversion: Difficult
OFFICE BUILDING
$4,605,000
Change: +48% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,740,000
Change: +21% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,785,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$2.86M
Range $2.57M – $3.14M · ±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
$128 / 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
$38,945
Tax year 2023
Assessed value
$2,300,580
Assessed 2023
Previous assessed
$2,243,400
+2.5% YoY
Effective rate
1.69%
On assessed value
Assessed land
$924,380
Assessed improvement
$1,376,200
Land market value
$924,380
Improvement market value
$1,376,200
Total market value
$2,300,580
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 space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1973
Construction
STEEL FRAME
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Bathrooms
2
Total area
22,340 SF
Lot
2.02 ac (88,027 SF)
Zoning code
GNC GEN COMMERCIAL
APN
17E-19S-29-0010-00580-005.0
UPID
US18-1862765
Jurisdiction
CITRUS
Zoning & alternative use
GNC GEN COMMERCIAL · Homosassa, FL
Zoning GNC GEN COMMERCIAL · permitted uses
GNC GEN COMMERCIAL · Homosassa, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Homosassa. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$3.1M
MEDICAL BUILDING
Est. value
$4.7M
OFFICE BUILDING
Est. value
$4.6M
COMMERCIAL (GENERAL)
Est. value
$3.7M
AUTO REPAIR, GARAGE
Est. value
$2.8M
RETAIL STORES Current
MEDICAL BUILDING
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1973
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Bathrooms
2
Lot
2.02 ac
Current owner
From public records · entity-resolved
James Meikle
Individual
Mailing address
10806 W HALLS RIV RD, HOMOSASSA, FL 34448-3419
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 28, 2018
$100,000
James Meikle
Miller,joseph G
Warranty Deed
—
Mar 29, 2017
—
Kmb Fl LLC
—
Deed
related
$300,000 · Us Small Busn Admn
Oct 26, 2016
—
Kmb Fl LLC
—
Deed
related
$700,000 · Sunshine Bk
Dec 2, 2015
$1,870,000
Kmb Fl LLC
Ekm Marina INC
Warranty Deed
$1,130,700 · Sunshine Bank
Jul 18, 1997
$1,000,000
Ekm Marina INC
Prs Marina INC
Grant Deed
$400,894 · Seller
—
—
Ekm Marina INC
—
Deed Of Trust
related
$300,000 · Regions Bank
—
—
Kmb Fl LLC
—
Deed Of Trust
related
$1,130,700 · Sunshine Bk
—
—
Kmb Fl LLC
—
Loan Modification
related
$700,000 · Sunshine Bk
—
—
Kmb Fl LLC
—
Deed Of Trust
related
$300,000 · Us Small Busn Admn
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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