Individually Owned 
For Sale
1 / 82
$899,000
10844 Yulee Dr, Homosassa, FL 34448
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Property summary
AI-generated overview
Located in Old Homosassa, this 1935-built property sits on a 1.07-acre lot with mature landscaping and a mature oak tree. The main residence is a 3-bedroom, 1-bath single-family home with a loft, connected to 1,264 square feet of gallery/retail space that includes two half baths; this area was previously used as the River Works Art Gallery and features antique heartwood floors, patinated copper doors, and handcrafted architectural details. Additional on-site structures include a studio-style building used as a private apartment, a detached 352-square-foot ice cream shop, and a 752-square-foot warehouse configured for uses such as a wine bar, taproom, event space, or creative production. The combined total property size is approximately 2,444 square feet.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1935
Construction
WOOD
Total area
2,444 SF
Lot
1.07 ac (46,522 SF)
Zoning code
CLC COASTAL LAKES COMMERC
APN
17E-19S-32-0010-00510-001.0
UPID
US18-4773561
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Grocery & Convenience Store Specialty Food Shop
-
Cafe & Coffee Shop Specialty Food Shop
-
Art Gallery
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.07M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.16M
Owner & transaction history
since 2020
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
CLC COASTAL LAKES COMMERC · Homosassa, FL
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.16M
Value range
$1.04M – $1.28M
±10% around blend
Estimated value / SF
$475 / SF
Confidence
Property data
100
Market benchmarks
33
Comparable evidence
60
Income certainty
100
$1.04M
blend $1.16M
$1.28M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,444 SF
Lot area
1.07 ac
Year built
1935
Stories
1
APN
17E-19S-32-0010-00510-001.0
Zoning
CLC COASTAL LAKES COMMERC
Assessed value
$350,530
Annual tax
$6,319
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$6,319
Selected cap rate
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.16M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 87 sales
$139
+242%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $475/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Selected market yield
2.00%
Selected cap rate for this retail space
Derived from the Homosassa market rent, vacancy and expense benchmarks for this use type.
NOI (est.)
$23k *
Last sale · Oct 2020
$1.25M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.14M
Move the market yield to see immediate price impact.
Value / SF
$468
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
1.50%2.00%2.50%
$21k
$1.37M
$1.03M
$824k
$23k
$1.53M
$1.14M
$916k
$25k
$1.68M
$1.26M
$1.01M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$6,319
Tax year 2023
Assessed value
$350,530
Assessed 2023
Previous assessed
$343,410
+2.1% YoY
Effective rate
1.80%
On assessed value
Assessed land
$149,060
Assessed improvement
$201,470
Land market value
$149,060
Improvement market value
$201,470
Total market value
$350,530
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Sale
Year built
1935
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
3
Stories
1
Units
1
Bathrooms
2
Total area
2,444 SF
Lot
1.07 ac (46,522 SF)
Zoning code
CLC COASTAL LAKES COMMERC
APN
17E-19S-32-0010-00510-001.0
UPID
US18-4773561
Jurisdiction
CITRUS
Zoning & alternative use
CLC COASTAL LAKES COMMERC · Homosassa, FLZoning CLC COASTAL LAKES COMMERC · permitted uses
CLC COASTAL LAKES COMMERC · Homosassa, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1935
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Units
1
Bathrooms
2
Lot
1.07 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CLC COASTAL LAKES COMMERC
Jurisdiction
Homosassa, FL
Recorded code
CLC COASTAL LAKES COMMERC
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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