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Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Office buildings
1505 White Lk Dr Inverness, FL 34453
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US19-0846844
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1987
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,100 SF
Lot
2.91 ac (126,716 SF)
Zoning code
IM INDUSTRIAL/MANUFACTURI
APN
20E-19S-07-0040-000B0-002.0
UPID
US19-0846844
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
$500k
CAP Approach
CAP
$710k
Comparable Approach
Comparable
$700k
Blend (final)
Blend
$515k
Owner & transaction history
Custom Site Holdings LLC · 1 yrs held
Custom Site Holdings LLC
since 2025
Last sale
$527,500
7 recorded transactions
Zoning & alternative use
IM INDUSTRIAL/MANUFACTURI · Inverness, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$500,000
ML approach
$500,000
CAP Approach
CAP Return
Estimation
6%
$770,000
6.5%
$710,000
7%
$660,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$735,000
Current use
COMMERCIAL (GENERAL)
$685,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$515k
Range $464k – $567k · ±10% · vs last sale $528k (Nov 14 2024)
Last sale anchor
$528k
Nov 14 2024
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
$126 / 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
$7,561
Tax year 2023
Assessed value
$341,250
Assessed 2023
Previous assessed
$341,250
+0.0% YoY
Effective rate
2.22%
On assessed value
Assessed land
$61,770
Assessed improvement
$279,480
Land market value
$61,770
Improvement market value
$279,480
Total market value
$341,250
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
1987
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
YES
Stories
1
Bathrooms
4
Total area
4,100 SF
Lot
2.91 ac (126,716 SF)
Zoning code
IM INDUSTRIAL/MANUFACTURI
APN
20E-19S-07-0040-000B0-002.0
UPID
US19-0846844
Jurisdiction
CITRUS
Zoning & alternative use
IM INDUSTRIAL/MANUFACTURI · Inverness, FL
Zoning IM INDUSTRIAL/MANUFACTURI · permitted uses
IM INDUSTRIAL/MANUFACTURI · 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
OFFICE BUILDING Current
Est. value
$735,000
COMMERCIAL (GENERAL)
Est. value
$685,000
OFFICE BUILDING Current
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
1987
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
4
Lot
2.91 ac
Current owner
From public records · entity-resolved
Custom Site Holdings LLC
Entity
Mailing address
1400 W CASON CT, LECANTO, FL 34461-8308
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 14, 2025
$527,500
Custom Site Holdings LLC
Elrods Enterprise LLC
Warranty Deed
$414,500 · Mainstreet Community Bank Of Florid
Apr 16, 2024
$500,000
Elrods Enterprise LLC
Tnk Nash Enterprises LLC
Warranty Deed
$400,000 · Tnk Nash Enterprises LLC
Mar 5, 2013
—
Loggerhead Key Sunny LLC
Loggerhead Key LLC
Quit Claim Deed
$85,000 · Loggerhead Key Sunny LLC
Mar 5, 2013
$100,000
Loggerhead Key LLC
Spot Family Center INC
Warranty Deed
—
Feb 16, 2012
—
Loggerhead Key Sunny LLC
Loggerhead Key LLC
Quit Claim Deed
—
Feb 17, 2010
$300,000
Spot Family Center INC
Vista Family LP
Grant Deed
—
Aug 17, 2004
$170,000
Vista Family
Unity Of Citrus County INC
Warranty Deed
—
—
—
Unity Of Citrus County INC
—
Deed Of Trust
related
$310,000 · Capital City 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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