Trust Owned
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For Sale
Contact for pricing
111 Crystal Grove Blvd, Lutz, FL 33548
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Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2019
Construction
STEEL FRAME
Total area
12,767 SF
Lot
13.88 ac (604,613 SF)
Zoning code
PD
APN
U122718ZZZ000000539100
UPID
US18-6682537
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
-
Storage Facility
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.82M
Comparable Approach
Comparable
$2.06M
Blend (final)
Blend
$1.81M
Owner & transaction history
since 2012
1 recorded transaction
Zoning & alternative use
PD · Lutz, FL
Top alternative use upside
Medical building
$2.8M
+47.6%
Retail stores
$2.8M
+46.8%
Commercial (general)
$2.7M
+41.9%
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.
All 8 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.81M
Value range
$1.62M – $1.99M
±10% around blend
Estimated value / SF
$141 / SF
Confidence
High
8 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
80
$1.62M
blend $1.81M
$1.99M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
12,767 SF
Lot area
13.88 ac
Year built
2019
Stories
1
APN
U122718ZZZ000000539100
Zoning
PD
Assessed value
$9,430,200
Annual tax
$161,412
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.82M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.98M
@ 6.5% CAP return
$1.82M
@ 7% CAP return
$1.69M
4
Sales comparison
Partial preview
Sales approach indication
$1.18M
Weighted, 8 comps · high confidence
Evidence
8 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
20.4 mi away · 10,750 SF
22.2 mi away · 12,198 SF
22.2 mi away · 12,198 SF
22.3 mi away · 10,250 SF
23.1 mi away · 9,000 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.81M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 367 sales
$148
-5%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $141/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+48%
vs current-use indication
Retail Stores
Commercial (general)
Office Building
Warehouse, Storage · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
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
Not available
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
Comparable evidence · 8 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$9.43M
Move the market yield to see immediate price impact.
Value / SF
$739
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
5.00%7.00%9.00%
$594k
$11.88M
$8.49M
$6.60M
$660k
$13.20M
$9.43M
$7.33M
$726k
$14.52M
$10.37M
$8.07M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
8 found
High confidence · county-verified
Closest comparable
$2.10M
18.9 mi · Mar 2026 · $137/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$161,412
Tax year 2023
Assessed value
$9,430,200
Assessed 2023
Previous assessed
$8,010,800
+17.7% YoY
Effective rate
1.71%
On assessed value
Assessed land
$749,273
Assessed improvement
$8,680,927
Land market value
$749,273
Improvement market value
$8,680,927
Total market value
$9,430,200
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
For Sale
Year built
2019
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
CENTRAL
Buildings
7
Stories
1
Units
1
Total area
12,767 SF
Lot
13.88 ac (604,613 SF)
Zoning code
PD
APN
U122718ZZZ000000539100
UPID
US18-6682537
Jurisdiction
HILLSBOROUGH
Zoning & alternative use
PD · Lutz, FLZoning PD · permitted uses
PD · Lutz, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2019
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
7
Units
1
Lot
13.88 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
PD
Jurisdiction
Lutz, FL
Recorded code
PD
Ownership Intelligence
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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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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