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Property profile & analytics
OFF-MARKET
Estimated value
$1,570,000
Retail space
116 Sun N Lks Blvd Lake Placid, FL 33852-9272
Individually Owned
3-yr Hold
Free & Clear
Property ID
US18-2265602
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2017
Construction
FRAME
Total area
8,320 SF
Lot
1.45 ac (63,162 SF)
Zoning code
B2
APN
C-22-37-30-400-00J4-0000
UPID
US18-2265602
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.57M
CAP Approach
CAP
$1.21M
Comparable Approach
Comparable
$1.32M
Blend (final)
Blend
$1.57M
Owner & transaction history
Jennifer Gardner · 3 yrs held
Jennifer Gardner
since 2023
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
B2 · Lake Placid, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.1M
+64.8%
Medical building
$1.4M
+8.7%
Office building
$1.4M
+8.1%
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 Lake Placid submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake Placid 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
$1,730,000
ML approach
$1,570,000
CAP Approach
CAP Return
Estimation
6%
$1,305,000
6.5%
$1,205,000
7%
$1,115,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,260,000
Current use
RESTAURANT
$2,075,000
Change: +65% · Conversion: Easy
MEDICAL BUILDING
$1,370,000
Change: +9% · Conversion: Difficult
OFFICE BUILDING
$1,360,000
Change: +8% · Conversion: Easy
WAREHOUSE, STORAGE
$1,105,000
Change: -12% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,030,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$1.57M
Range $1.41M – $1.73M · ±10% · vs last sale $1.62M (Mar 9 2023)
Last sale anchor
$1.62M
Mar 9 2023
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
$189 / 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
$10,991
Tax year 2023
Assessed value
$777,109
Assessed 2023
Previous assessed
$777,109
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$101,500
Assessed improvement
$675,609
Land market value
$101,500
Improvement market value
$675,609
Total market value
$777,109
Applied tax rate
40.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2017
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Stories
1
Rooms
3
Total area
8,320 SF
Lot
1.45 ac (63,162 SF)
Zoning code
B2
APN
C-22-37-30-400-00J4-0000
UPID
US18-2265602
Jurisdiction
HIGHLANDS
Zoning & alternative use
B2 · Lake Placid, FL
Zoning B2 · permitted uses
B2 · Lake Placid, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lake Placid. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.3M
RESTAURANT
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.4M
WAREHOUSE, STORAGE
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.0M
RETAIL STORES Current
RESTAURANT
MEDICAL BUILDING
OFFICE BUILDING
WAREHOUSE, STORAGE
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
2017
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
3
Lot
1.45 ac
Current owner
From public records · entity-resolved
Jennifer Gardner
Individual
Free & Clear · 3 yrs held
Mailing address
105 KEHOE WAY, INVERNESS, CA 94937-9743
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 9, 2023
—
Jennifer Gardner
Andrea Gardner Apatow
Intrafamily Transfer
related
—
Aug 22, 2017
$1,617,500
Gardner,allen J Trust
Hres Lake Placid LLC
Grant Deed
—
Jun 30, 2017
—
Highlands Cnty
Hres Lake Placid LLC
Warranty Deed
—
Dec 1, 2016
$105,000
Hres Lake Placid LLC
South Highlands Investment Cor
Grant Deed
—
Oct 15, 2009
$3,525,900
South Highlands Inv Corp
Lake Placid Hospitality Corp
Warranty Deed
—
Apr 6, 2006
$700,000
Capital Investment Corp Of Sw Fl
Gomez,ramon E
Warranty Deed
—
Dec 14, 2005
$20,000
Ramon E Gomez
Empresas Sunn Lake De Mexico
Warranty Deed
—
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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