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Property profile & analytics
OFF-MARKET
Estimated value
$840,000
Community centers
1155 Volusia Ave Orange City, FL 32763-7037
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US18-3329971
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1981
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
6,507 SF
Lot
0.57 ac (24,650 SF)
Zoning code
C2
APN
8010-11-00-0050
UPID
US18-3329971
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
-
The Extream Barbershop Barber Shop
-
Fresh Local Seafood Specialty Food Shop Fish Market
-
Certified Insurance Undrwrtrs Insurance Agency
-
custom grafx design (Bike/Boat/Book/etc) Store Printing Service
-
Lantigua Solutions LLC Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$775k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$730k
Blend (final)
Blend
$840k
Owner & transaction history
Will Tang · 5 yrs held
Will Tang
since 2021
Last sale
$937,500
7 recorded transactions
Zoning & alternative use
C2 · Orange City, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.4M
+15.8%
Medical building
$1.2M
+3.9%
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 Orange City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Orange City 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
$820,000
ML approach
$775,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,165,000
Current use
WAREHOUSE, STORAGE
$1,350,000
Change: +16% · Conversion: Difficult
MEDICAL BUILDING
$1,210,000
Change: +4% · Conversion: Difficult
RETAIL STORES
$1,150,000
Change: -1% · Conversion: Easy
Blend value · Realmo final
$840k
Range $756k – $924k · ±10% · vs last sale $938k (Jun 30 2021)
Last sale anchor
$938k
Jun 30 2021
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
$129 / 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
$17,479
Tax year 2023
Assessed value
$879,871
Assessed 2023
Previous assessed
$795,146
+10.7% YoY
Effective rate
1.99%
On assessed value
Assessed land
$184,875
Assessed improvement
$694,996
Land market value
$184,875
Improvement market value
$694,996
Total market value
$879,871
Applied tax rate
14.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1981
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
YES
Stories
1
Bathrooms
9
Total area
6,507 SF
Lot
0.57 ac (24,650 SF)
Zoning code
C2
APN
8010-11-00-0050
UPID
US18-3329971
Jurisdiction
VOLUSIA
Zoning & alternative use
C2 · Orange City, FL
Zoning C2 · permitted uses
C2 · Orange City, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Orange City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.2M
RETAIL STORES
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER Current
WAREHOUSE, STORAGE
MEDICAL BUILDING
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
1981
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
9
Lot
0.57 ac
Current owner
From public records · entity-resolved
Will Tang
Individual
Mailing address
PO BOX 1942, SANFORD, FL 32772-1942
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 30, 2021
$937,500
Will Tang
Borinquen LLC
Warranty Deed
$651,000 · Citizens Bank Of Florida
Sep 20, 2018
—
Borinquen LLC
Borinquen LLC
Affidavit
related
$400,000 · Gte FCU
Jul 9, 2018
—
Borinquen LLC
Village West LLC
Grant Deed
related
—
May 25, 2018
$775,000
Borinquen LLC
Village West LLC
Warranty Deed
—
Dec 15, 2015
$475,279
Village West INC
Howe,christopher L
Warranty Deed
—
Aug 4, 2011
—
Howe,christopher L
—
Trustees Deed
related
$220,000 · Mainstreet Cmnty Bk/fl
—
—
Village West INC
—
Loan Modification
related
$255,279 · Mainstreet Cmnty Bk/fl
—
—
Village West INC
—
Loan Modification
related
$220,000 · Mainstreet Cmnty Bk/fl
—
—
Christopher L Howe
—
Loan Modification
related
$216,694 · Mainstreet Community Bank Fl
—
—
Christopher L Howe
—
Loan Modification
related
—
—
—
Christopher Howe
—
Deed Of Trust
related
$100,000 · Mainstreet Community Bank Fl
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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