Back to Search
Property profile & analytics
FOR SALE
Retail space
14 W Hickory St Arcadia, FL 34266
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US18-0820751
For Sale
1 / 27
Contact for pricing
14 W Hickory St, Arcadia, FL 34266
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1962
Construction
STEEL FRAME
Total area
15,555 SF
Lot
0.57 ac (24,916 SF)
Zoning code
C-1
APN
25-37-24-0012-0240-0140
UPID
US18-0820751
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
-
Patriot Flooring of DeSoto County General Contractor Renovation Specialist
-
Badcock Home Furniture &more Home Decor Store Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.41M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.37M
Owner & transaction history
Boyke & Boyle LLC · 6 yrs held
Boyke & Boyle LLC
since 2020
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
C-1 · Arcadia, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
ts and Land Uses Unified Land Development Code Page 4-14 Table 4.10.01 Land Uses and Zoning Districts RETAIL COMMERCIAL, NO OUTDOOR STORAGE OR ACTIVITIES LAND USE R-1A R-1B R-1C R-2A R-2B R-3 R-4 MHP RPB P-1 B-1 B-2 B-3 C-1 M-1 M-2 ROS CON PBG Alcohol Package Sales S S P P Auto Parts Sales P P P P Bakery P P P P P Bars, Lounges, Taverns P P P P P Building Su…
Zone name
Commercial
General category
COMMERCIAL
Zone area
96.71 ac
Top alternative use upside
Commercial (general)
$1.8M
+164.2%
Warehouse, storage
$1.6M
+126.9%
Auto repair, garage
$1.3M
+91.5%
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 Arcadia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Arcadia 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
$1,455,000
ML approach
$1,405,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,835,000
Change: +164% · Conversion: Easy
WAREHOUSE, STORAGE
$1,575,000
Change: +127% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,330,000
Change: +91% · Conversion: Difficult
Blend value · Realmo final
$1.37M
Range $1.23M – $1.50M · ±10% · vs last sale $1.30M (Apr 23 2020)
Last sale anchor
$1.30M
Apr 23 2020
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
$88 / 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
$6,944
Tax year 2023
Assessed value
$317,486
Assessed 2023
Previous assessed
$315,163
+0.7% YoY
Effective rate
2.19%
On assessed value
Assessed land
$93,540
Assessed improvement
$223,946
Land market value
$93,540
Improvement market value
$223,946
Total market value
$317,486
Applied tax rate
1.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Sale
Year built
1962
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Total area
15,555 SF
Lot
0.57 ac (24,916 SF)
Zoning code
C-1
APN
25-37-24-0012-0240-0140
UPID
US18-0820751
Jurisdiction
DE SOTO
Zoning & alternative use
C-1 · Arcadia, FLZoning C-1 · permitted uses
C-1 · Arcadia, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
ts and Land Uses Unified Land Development Code Page 4-14 Table 4.10.01 Land Uses and Zoning Districts RETAIL COMMERCIAL, NO OUTDOOR STORAGE OR ACTIVITIES LAND USE R-1A R-1B R-1C R-2A R-2B R-3 R-4 MHP RPB P-1 B-1 B-2 B-3 C-1 M-1 M-2 ROS CON PBG Alcohol Package Sales S S P P Auto Parts Sales P P P P Bakery P P P P P Bars, Lounges, Taverns P P P P P Building Supply Sales P P P P Convenience Store (No Gas) P P P P Crating, Packing and Shipping
Zone name
Commercial
General category
COMMERCIAL
Zone area
96.71 ac
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$1.8M
WAREHOUSE, STORAGE
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.3M
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
AUTO REPAIR, GARAGE
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
1962
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Lot
0.57 ac
Current owner
From public records · entity-resolved
Boyke & Boyle LLC
Entity
Mailing address
PO BOX 1357, ARCADIA, FL 34265-1357
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 23, 2020
$1,300,000
Boyke & Boyle LLC
Ctf Investments LLC
Special Warranty Deed
$1,040,000 · Centerstate Bank NA
Jul 26, 2018
—
Ctf Investments LLC
—
Deed
related
$231,237 · Wauchula St Bk
Jan 14, 2015
—
Ctf Investments LLC
—
Grant Deed
related
$1,300,000 · Community Sthrn Bk
Jan 12, 2015
—
Ctf Investmentse LLC
Frazier,clayton W & Tammie C
Quit Claim Deed
—
—
—
Clayton W Frazier
—
Deed Of Trust
related
$70,000 · Citrus & Chemical Bank
—
—
Clayton W Frazier
—
Loan Modification
related
$231,237 · Wauchula State Bank
—
—
Ctf Investments LLC
—
Loan Modification
related
$231,237 · Wauchula St Bk
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
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
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
