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Property profile & analytics
OFF-MARKET
Estimated value
$6,445,000
Turn key restaurants
1404 University Ave Gainesville, FL 32603-1932
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US18-4335542
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1952
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
9,771 SF
Lot
0.37 ac (16,117 SF)
Zoning code
U8
APN
14912-000-000
UPID
US18-4335542
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
-
Just Salad Take-out & Catering
-
Monarch Gainesville Apartment Complex
-
B-Unlimited | Gainesville Custom T-Shirt Store
-
Huey Magoo's Chicken Tenders - Gainesville Restaurant
-
Huey Magoo's Chicken Tenders Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.50M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.45M
Owner & transaction history
Dls Gator LLC · 3 yrs held
Dls Gator LLC
since 2023
Last sale
$6.4M
7 recorded transactions
Zoning & alternative use
U8 · Gainesville, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$8.7M
+217.1%
Neighborhood: shopping center
$7.0M
+156.7%
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 Gainesville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gainesville 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
$6,420,000
ML approach
$6,495,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$8,655,000
Change: +217% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$7,005,000
Change: +157% · Conversion: Difficult
Blend value · Realmo final
$6.45M
Range $5.80M – $7.09M · ±10% · vs last sale $6.43M (May 18 2023)
Last sale anchor
$6.43M
May 18 2023
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
$660 / 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
$52,164
Tax year 2023
Assessed value
$2,266,420
Assessed 2023
Previous assessed
$2,283,982
-0.8% YoY
Effective rate
2.30%
On assessed value
Assessed land
$1,450,548
Assessed improvement
$815,872
Land market value
$1,450,548
Improvement market value
$815,872
Total market value
$2,266,420
Applied tax rate
3,600.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1952
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Stories
2
Units
100
Rooms
6
Bathrooms
15
Total area
9,771 SF
Lot
0.37 ac (16,117 SF)
Zoning code
U8
APN
14912-000-000
UPID
US18-4335542
Jurisdiction
ALACHUA
Zoning & alternative use
U8 · Gainesville, FL
Zoning U8 · permitted uses
U8 · Gainesville, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gainesville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS)
Est. value
$8.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.0M
APARTMENT HOUSE (5+ UNITS)
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
1952
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Units
100
Rooms
6
Bathrooms
15
Lot
0.37 ac
Current owner
From public records · entity-resolved
Dls Gator LLC
Entity
Mailing address
7024 DARBY AVEA, RESEDA, CA 91335-4401
Ownership since
2023
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
May 18, 2023
$6,431,000
Dls Gator LLC
Gator Retail Investors LLC
Special Warranty Deed
$2,964,000 · Tiaa Fsb Holdings INC
May 14, 2019
—
Gator Retail Investors LLC
—
Deed
related
$4,075,000 · Starwood Mtg Cap
Mar 13, 2017
—
Gator Retail Investors LLC
U14 LLC
Warranty Deed
—
Jan 28, 2013
$2,250,000
U14 LLC
Synod Of South Atlantic Presbyter
Grant Deed
$500,000 · Capital City Bank
Jan 30, 2012
—
Synod Of South Atlantic
Presbyterian & Disciples Of Chris
Quit Claim Deed
related
—
—
—
Gator Retail Investors LLC
—
Deed Of Trust
related
$4,075,000 · Starwood Mtg Cap
—
—
U14 LLC
—
Deed Of Trust
related
$1,333,088 · Citizens St Bk
—
—
U14 LLC
—
Deed Of Trust
related
$933,162 · Citizens St Bk
—
—
U14 LLC
—
Deed Of Trust
related
$2,750,000 · Capital Cty 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.
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