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Property profile & analytics
OFF-MARKET
Office buildings
120 Olive Ave Ste 310 West Palm Beach, FL 33401-5549
Entity Owned
~
Est. High Equity
Property ID
US18-2613765
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1925
Construction
CONCRETE BLOCKS
Total area
301 SF
Lot
1 ac (43,560 SF)
APN
74-43-43-22-40-000-3100
UPID
US18-2613765
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
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Black Lion Properties LLC
Black Lion Properties LLC
since 2026
Last sale
$190,000
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 West Palm Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Palm Beach 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$2,050
Tax year 2023
Assessed value
$90,590
Assessed 2023
Previous assessed
$85,461
+6.0% YoY
Effective rate
2.26%
On assessed value
Assessed improvement
$90,590
Improvement market value
$90,590
Total market value
$90,590
Applied tax rate
84,407.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1925
Construction
CONCRETE BLOCKS
Heating
NONE
Total area
301 SF
Lot
1 ac (43,560 SF)
APN
74-43-43-22-40-000-3100
UPID
US18-2613765
Jurisdiction
PALM BEACH
Metro division
WEST PALM BEACH-BOCA RATON-BOYNTON BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1925
Construction
CONCRETE BLOCKS
Heating
NONE
Lot
1 ac
Current owner
From public records · entity-resolved
Black Lion Properties LLC
Entity
Mailing address
120 S OLIVE AVE STE #310, WEST PALM BEACH, FL 33401-5549
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 12, 2026
$190,000
Black Lion Properties LLC
Confluence Capital LLC
Warranty Deed
—
Jan 28, 2026
$452,500
Ngot Duong
Hanh Pham
Warranty Deed
—
May 8, 2023
—
Confluence Capital LLC
—
Deed
related
$84,000 · Sweetpea Holdings LLC
Feb 16, 2022
$120,000
Confluence Capital LLC
Six Twelve LLC
Warranty Deed
—
Jun 7, 2019
—
Six Twelve LLC
—
Deed
related
$123,250 · Centerstate Bank Of Florida NA
May 23, 2013
—
Guaranty Building 1922 LLC
—
Loan Modification
related
$1,207,807 · Floridian Community Bank
Oct 9, 2010
$2,000,000
Guaranty Building 1922 LLC
Fifth Third Bk
Grant Deed
—
Oct 2, 2010
—
Guaranty Building 1922 LLC
—
Deed Of Trust
related
$1,320,000 · Floridian Community Bank
Mar 5, 2010
$5,571,214
Fifth Third Bk
Guaranty Ncp LLC
Deed In Lieu Of Foreclosure
related
—
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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