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Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Office buildings
1485 Cypress Ave Haines City, FL 33844
Entity Owned
5-yr Hold
Free & Clear
Property ID
US18-6269944
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2020
Total area
1,200 SF
Lot
1.61 ac (69,914 SF)
Zoning code
ILW
APN
272728768500000770
UPID
US18-6269944
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
$660k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$730k
Blend (final)
Blend
$535k
Owner & transaction history
Hollingshead Land LLC · 5 yrs held
Hollingshead Land LLC
since 2020
Last sale
$500,000
6 recorded transactions
Zoning & alternative use
ILW · Haines City, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
These districts are intended for light manufacturing, processing, storage and warehousing, wholesaling, and distribution. Institutional and residential uses are prohibited as not in character with the activities conducted in these districts. Service and commercial activities relating to the character of the district are permitted.
Zone name
Industrial Light Warehousing
General category
INDUSTRIAL
Zone area
375.38 ac
Source
Realmo
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 Haines City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Haines City 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
$730,000
ML approach
$660,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$390,000
Current use
MEDICAL BUILDING
$370,000
Change: -5% · Conversion: Easy
COMMERCIAL (GENERAL)
$340,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$535k
Range $482k – $589k · ±10% · vs last sale $500k (Oct 27 2020)
Last sale anchor
$500k
Oct 27 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
$446 / 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
$7,579
Tax year 2023
Assessed value
$362,114
Assessed 2023
Previous assessed
$339,439
+6.7% YoY
Effective rate
2.09%
On assessed value
Assessed land
$38,452
Assessed improvement
$323,662
Land market value
$38,452
Improvement market value
$323,662
Total market value
$362,114
Applied tax rate
90,420.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2020
Heating
NONE
Stories
1
Units
1
Bathrooms
1
Total area
1,200 SF
Lot
1.61 ac (69,914 SF)
Zoning code
ILW
APN
272728768500000770
UPID
US18-6269944
Jurisdiction
POLK
Zoning & alternative use
ILW · Haines City, FLZoning ILW · permitted uses
ILW · Haines City, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
These districts are intended for light manufacturing, processing, storage and warehousing, wholesaling, and distribution. Institutional and residential uses are prohibited as not in character with the activities conducted in these districts. Service and commercial activities relating to the character of the district are permitted.
Zone name
Industrial Light Warehousing
General category
INDUSTRIAL
Zone area
375.38 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$390,000
MEDICAL BUILDING
Est. value
$370,000
COMMERCIAL (GENERAL)
Est. value
$340,000
OFFICE BUILDING Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
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
2020
Heating
NONE
Stories
1
Units
1
Bathrooms
1
Lot
1.61 ac
Current owner
From public records · entity-resolved
Hollingshead Land LLC
Entity
Free & Clear · 5 yrs held
Mailing address
4472 HICKORY GRV RD, MURFREESBORO, TN 37129-7447
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 27, 2020
$509,726
Hollingshead Land LLC
Pat Phillips
Warranty Deed
—
Jul 26, 2019
$100,000
Pat Phillips
Field,h Curtis & Bonnie
Warranty Deed
—
Dec 31, 2008
$150,000
H Curtis Field
Phillips,patrick & Wanda
Warranty Deed
—
Mar 23, 2007
—
Patrick Phillips
Walsdorf,roy L & Viola R
Grant Deed
related
—
Jul 27, 2005
$100,000
Patrick Phillips
Walsdorf Roofing INC
Warranty Deed
—
Aug 2, 2001
$83,000
Roy L Waldsorf
Waldsdorf Roofing INC
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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