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Property profile & analytics
OFF-MARKET
Estimated value
$835,000
Office buildings
1301 Bay St, Eustis, FL 32726-5550
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US18-6861591
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1963
Construction
CONCRETE BLOCKS
Total area
4,468 SF
Lot
0.52 ac (22,651 SF)
APN
14-19-26-0400-016-00101
UPID
US18-6861591
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
Current use
Occupant on record · Public records
-
Fishman & Sheridan EyeCare Specialists Ophthalmologist
-
Craig D. Fishman, M.D. Ophthalmologist
-
Dr. Tully Patrowicz Ophthalmologist
-
Jeffrey Sheridan Ophthalmologist
-
Dr. Craig Fishman Ophthalmologist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$836k
Blend (final)
Blend
$835k
Owner & transaction history
The Principal Property Partners LLC · 8 yrs held
The Principal Property Partners LLC
since 2017
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.3M
+108.2%
Retail stores
$1.1M
+67.3%
Auto repair, garage
$1.0M
+65.7%
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 Eustis submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Eustis 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$630,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,315,000
Change: +108% · Conversion: Difficult
RETAIL STORES
$1,055,000
Change: +67% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,045,000
Change: +66% · Conversion: Difficult
WAREHOUSE, STORAGE
$540,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$835k
Range $752k – $919k · ±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
$187 / 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
$19,171
Tax year 2023
Assessed value
$962,826
Assessed 2023
Previous assessed
$884,406
+8.9% YoY
Effective rate
1.99%
On assessed value
Land market value
$271,339
Improvement market value
$691,487
Total market value
$962,826
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1963
Construction
CONCRETE BLOCKS
Heating
NONE
Cooling
CENTRAL
Stories
1
Bathrooms
5
Total area
4,468 SF
Lot
0.52 ac (22,651 SF)
APN
14-19-26-0400-016-00101
UPID
US18-6861591
Jurisdiction
LAKE
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
OFFICE BUILDING Current
Est. value
$630,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
RETAIL STORES
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.0M
WAREHOUSE, STORAGE
Est. value
$540,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
1963
Construction
CONCRETE BLOCKS
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
5
Lot
0.52 ac
Current owner
From public records · entity-resolved
The Principal Property Partners LLC
Entity
Mailing address
17151 MAGNOLIA IS BLVD, CLERMONT, FL 34711-5936
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 25, 2025
—
The Principal Property Partners LLC
—
Deed
related
$515,000 · United Community Bank
Dec 7, 2017
$425,000
The Principal Property Partners LLC
Craig Fishman
Warranty Deed
—
Feb 24, 2017
$425,000
Craig Fishman
First Green Bk
Warranty Deed
—
Jul 27, 2016
$100,100
First Green Bk
Zavaleta,ernesto Coc
Trustees Deed
related
—
Jul 14, 2016
$100,100
First Green Bk
Clerk Of Court Of Lake County|ernesto Zavaleta Md
Trustees Deed
related
—
Oct 11, 2013
—
Ernesto Zavaleta
Goyal,anay
Quit Claim Deed
related
—
Jan 2, 2008
$375,000
1301 South Bay LLC
Florida Choice Bank
Grant Deed
—
Oct 23, 2007
—
Florida Choice Bank
Central Fl Therapy Specialis
Trustees Deed
related
—
—
—
Stephen T Duvall
—
Deed Of Trust
related
$100,000 · Bank Of America
—
—
Stephen T Duvall
—
Deed Of Trust
related
$172,354 · Bank Of America
—
—
Stephen T Duvall
—
Deed Of Trust
related
$375,000 · Florida Choice 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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