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Property profile & analytics
OFF-MARKET
Estimated value
$855,000
Auto shops
1190 Wendy Ct Spring Hill, FL 34607-3940
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-2327996
Property profile
Verified
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Year built
1994
Construction
CONCRETE
Total area
4,050 SF
Lot
1.34 ac (58,581 SF)
APN
R29-223-17-3582-0003-0020
UPID
US18-2327996
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$718k
Blend (final)
Blend
$855k
Owner & transaction history
Cgcr Holdings LLC · 2 yrs held
Cgcr Holdings LLC
since 2024
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Spring Hill submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Spring Hill 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
$1,125,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$770,000
Current use
RETAIL STORES
$615,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$855k
Range $770k – $941k · ±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
$211 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$9,445
Tax year 2022
Assessed value
$621,889
Assessed 2023
Previous assessed
$598,051
+4.0% YoY
Effective rate
1.52%
On assessed value
Assessed land
$449,884
Assessed improvement
$172,005
Land market value
$387,806
Improvement market value
$234,083
Total market value
$621,889
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
Auto shops
Use group
AUTO REPAIR, GARAGE
Status
Off-Market
Year built
1994
Construction
CONCRETE
Heating
NONE
Stories
1
Rooms
1
Bathrooms
2
Total area
4,050 SF
Lot
1.34 ac (58,581 SF)
APN
R29-223-17-3582-0003-0020
UPID
US18-2327996
Jurisdiction
HERNANDO
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE Current
Est. value
$770,000
RETAIL STORES
Est. value
$615,000
AUTO REPAIR, GARAGE Current
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
1994
Construction
CONCRETE
Heating
NONE
Stories
1
Rooms
1
Bathrooms
2
Lot
1.34 ac
Current owner
From public records · entity-resolved
Cgcr Holdings LLC
Entity
Mailing address
3812 LAWN AVE, WESTERN SPRINGS, IL 60558-1141
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 9, 2024
—
Cgcr Holdings LLC
Zeilstra Holdings INC
Lease
—
Aug 24, 2021
—
Clear Channel Outdoor LLC
Zelstra Holdings INC
Lease
—
Feb 5, 2021
$1,582,600
Zeilstra Holdings INC
Cgcr Holdings LLC
Special Warranty Deed
—
Apr 30, 2019
$100
Cgcr Holdings LLC
Dmi Apopka LLC
Grant Deed
—
May 9, 2016
—
Dmi Apopka LLC
Justice Industries LLC
Grant Deed
related
—
May 2, 2016
$1,100,000
Dmi Apopka LLC
Justice Industries LLC
Warranty Deed
—
Feb 13, 2003
$50,000
Justice Industries LLC
Second Chance Of Hernando INC
Grant Deed
$428,700 · Bank Of America
—
—
Justice Industries LLC
—
Deed Of Trust
related
$546,507 · Regions Bank
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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