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Property profile & analytics
OFF-MARKET
Estimated value
$520,000
Warehouses
12650 Boy Scout Rd, Inverness, FL 34450-5641
Individually Owned
21-yr Hold
Free & Clear
Property ID
US18-5383623
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1987
Construction
STEEL FRAME
Total area
5,000 SF
Lot
5572 ac (242,716,320 SF)
Zoning code
REC RECREATIONAL OPEN SPA
APN
21E-19S-08-21000
UPID
US18-5383623
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
$400k
CAP Approach
CAP
$655k
Comparable Approach
Comparable
$649k
Blend (final)
Blend
$520k
Owner & transaction history
Southwest Florida Water Mgmt D · 21 yrs held
Southwest Florida Water Mgmt D
since 2004
1 recorded transaction
Zoning & alternative use
REC RECREATIONAL OPEN SPA · Inverness, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$845,000
+85.5%
Commercial (general)
$835,000
+83.9%
Retail stores
$695,000
+52.7%
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 Inverness submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Inverness 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
by Request
ML approach
$400,000
CAP Approach
CAP Return
Estimation
6%
$710,000
6.5%
$655,000
7%
$605,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$455,000
Current use
OFFICE BUILDING
$845,000
Change: +85% · Conversion: Difficult
COMMERCIAL (GENERAL)
$835,000
Change: +84% · Conversion: Difficult
RETAIL STORES
$695,000
Change: +53% · Conversion: Moderate
AUTO REPAIR, GARAGE
$625,000
Change: +37% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$480,000
Change: +5% · Conversion: Moderate
Blend value · Realmo final
$520k
Range $468k – $572k · ±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
$104 / 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
$218,629
Tax year 2023
Assessed value
$14,496,810
Assessed 2023
Previous assessed
$15,028,700
-3.5% YoY
Effective rate
1.51%
On assessed value
Assessed land
$14,285,010
Assessed improvement
$211,800
Land market value
$14,285,010
Improvement market value
$211,800
Total market value
$14,496,810
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
1987
Construction
STEEL FRAME
Heating
NONE
Buildings
3
Stories
1
Bathrooms
14
Total area
5,000 SF
Lot
5572 ac (242,716,320 SF)
Zoning code
REC RECREATIONAL OPEN SPA
APN
21E-19S-08-21000
UPID
US18-5383623
Jurisdiction
CITRUS
Zoning & alternative use
REC RECREATIONAL OPEN SPA · Inverness, FL
Zoning REC RECREATIONAL OPEN SPA · permitted uses
REC RECREATIONAL OPEN SPA · Inverness, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Inverness. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$455,000
OFFICE BUILDING
Est. value
$845,000
COMMERCIAL (GENERAL)
Est. value
$835,000
RETAIL STORES
Est. value
$695,000
AUTO REPAIR, GARAGE
Est. value
$625,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$480,000
WAREHOUSE, STORAGE Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
RETAIL STORES
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1987
Construction
STEEL FRAME
Heating
NONE
Stories
1
Buildings
3
Bathrooms
14
Lot
5572 ac
Current owner
From public records · entity-resolved
Southwest Florida Water Mgmt D
Individual
Free & Clear · 21 yrs held
Mailing address
2379 BROAD ST, BROOKSVILLE, FL 34604-6899
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 1, 2004
—
Southwest Florida Water Mgmt D
Owner Name Unavailable
Grant Deed
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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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