Individually Owned 
For Sale
1 / 14
$600,000
1211 12Th St, Saint Cloud, FL 34769
View Listing →
Property summary
AI-generated overview
This property is located within the Downtown Entertainment District. It is positioned to receive public exposure during recurring downtown events, and it sits in a downtown area that has undergone revitalization efforts.
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1974
Total area
2,346 SF
Lot
0.17 ac (7,405 SF)
Zoning code
SCB1
APN
12630000102200220
UPID
US18-2999431
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$540k
CAP Approach
CAP
$575k
Comparable Approach
Comparable
$459k
Blend (final)
Blend
$540k
Owner & transaction history
since 2024
Last sale
$540,000
1 recorded transaction
Zoning & alternative use
SCB1 · Saint Cloud, FL
Top alternative use upside
Warehouse, storage
$835,000
+41.2%
Auto repair, garage
$800,000
+35.7%
Neighborhood: shopping center
$675,000
+14.7%
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.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 7 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$540k
Value range
$486k – $594k
±10% around blend
Estimated value / SF
$230 / SF
Confidence
High
7 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
70
Income certainty
100
$486k
blend $540k
$594k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,346 SF
Lot area
0.17 ac
Year built
1974
Stories
1
APN
12630000102200220
Zoning
SCB1
Assessed value
$231,900
Annual tax
$3,657
3
Income approach: direct capitalization
Partial preview
Income approach indication
$575k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$625k
@ 6.5% CAP return
$575k
@ 7% CAP return
$535k
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$3,657
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$636k
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
9.2 mi away · 3,000 SF
21.1 mi away · 2,947 SF
22.7 mi away · 2,148 SF
22.9 mi away · 2,730 SF
23.1 mi away · 1,840 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$540k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 38 sales
$252
-9%
Submarket 39 sales
$242
-5%
County 194 sales
$255
-10%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $230/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Warehouse, Storage
Gross theoretical uplift
+41%
vs current-use indication
Auto Repair, Garage
Neighborhood: Shopping Center
Retail Stores
Office Building · 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
Market benchmark
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
6.90%
Selected cap rate for this office buildings
Derived from the Saint Cloud market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.90%
9.0%
NOI (est.)
$36k *
Last sale · Sep 2024
$540k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$525k
Move the market yield to see immediate price impact.
Value / SF
$224
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
6.40%6.90%7.40%
$33k
$510k
$473k
$441k
$36k
$567k
$525k
$490k
$40k
$623k
$578k
$539k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$725k
8.5 mi · Jan 2026 · $356/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$3,657
Tax year 2023
Assessed value
$231,900
Assessed 2023
Previous assessed
$231,900
+0.0% YoY
Effective rate
1.58%
On assessed value
Assessed land
$53,500
Assessed improvement
$178,400
Land market value
$53,500
Improvement market value
$178,400
Total market value
$231,900
Applied tax rate
100.0000
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
For Sale
Year built
1974
Heating
YES
Cooling
AC.PACKAGE
Stories
1
Units
1
Rooms
11
Bathrooms
2
Total area
2,346 SF
Lot
0.17 ac (7,405 SF)
Zoning code
SCB1
APN
12630000102200220
UPID
US18-2999431
Jurisdiction
OSCEOLA
Zoning & alternative use
SCB1 · Saint Cloud, FLZoning SCB1 · permitted uses
SCB1 · Saint Cloud, 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
1974
Heating
YES
Cooling
Yes
Stories
1
Units
1
Rooms
11
Bathrooms
2
Lot
0.17 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
SCB1
Jurisdiction
Saint Cloud, FL
Recorded code
SCB1
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
Full reports are paid
Unlock the full Property Analytics report
Pick a plan to open full owner contacts, all 4 valuations with methodology, the refine flow, comparable adjustments, the foot-traffic deep dive and PDF / CSV export. Cancel anytime.
