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Property profile & analytics
OFF-MARKET
Estimated value
$665,000
Retail space
16541 Pointe Vlg Dr Lutz, FL 33558-5258
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US18-3892157
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2007
Total area
4,857 SF
Lot
1.22 ac (53,195 SF)
Zoning code
MPUD
APN
30-26-18-0000-00400-0031
UPID
US18-3892157
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
-
Delectable Delights Grocery & Convenience Store Specialty Food Shop
-
Dr. Brett Berner Alternative Medicine Practice
-
Foundation Chiropractic - Upper Cervical Chiropractor Alternative Medicine Practice
-
Dr. Brett Berner - Upper Cervical Chiropractor Alternative Medicine Practice
-
Family First Wellness: Samantha Lindsay, MD Pediatrician Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$455k
CAP Approach
CAP
$735k
Comparable Approach
Comparable
$797k
Blend (final)
Blend
$665k
Owner & transaction history
Bohn Group LLC · 13 yrs held
Bohn Group LLC
since 2013
7 recorded transactions
Zoning & alternative use
MPUD · Lutz, 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 Lutz submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lutz 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
$455,000
CAP Approach
CAP Return
Estimation
6%
$795,000
6.5%
$735,000
7%
$680,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,065,000
Change: -13% · Conversion: Difficult
OFFICE BUILDING
$980,000
Change: -20% · Conversion: Easy
Blend value · Realmo final
$665k
Range $599k – $732k · ±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
$137 / 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
$57,513
Tax year 2023
Assessed value
$3,331,071
Assessed 2023
Previous assessed
$3,107,594
+7.2% YoY
Effective rate
1.73%
On assessed value
Assessed land
$1,058,151
Assessed improvement
$2,272,920
Land market value
$1,058,151
Improvement market value
$2,272,920
Total market value
$3,331,071
Applied tax rate
9,100.0000
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
Off-Market
Year built
2007
Heating
FORCED AIR
Cooling
AC.PACKAGE
Buildings
9
Stories
1
Units
250
Bathrooms
16
Total area
4,857 SF
Lot
1.22 ac (53,195 SF)
Zoning code
MPUD
APN
30-26-18-0000-00400-0031
UPID
US18-3892157
Jurisdiction
PASCO
Zoning & alternative use
MPUD · Lutz, FLZoning MPUD · permitted uses
MPUD · Lutz, FL
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
MEDICAL BUILDING
Est. value
$1.1M
OFFICE BUILDING
Est. value
$980,000
MEDICAL BUILDING
OFFICE BUILDING
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
2007
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
9
Units
250
Bathrooms
16
Lot
1.22 ac
Current owner
From public records · entity-resolved
Bohn Group LLC
Entity
Mailing address
16540 POINTE VLG DR STE #201, LUTZ, FL 33558-5257
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2013
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
Dec 7, 2017
—
Bohn Group LLC
—
Deed
related
$1,714,682 · Usameribank
Nov 28, 2017
—
Bohn Group LLC
—
Deed
related
$300,000 · Usameribank
Jun 27, 2013
$3,900,000
Bohn Group LLC
Hogan Suncoast III LLC
Grant Deed
$960,000 · Usameribank
Nov 18, 2010
—
North Pointe Of Suncoast Crossing
Hogan Suncoast LLC
Quit Claim Deed
related
—
Sep 1, 2008
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
—
—
—
Bohn Group LLC
—
Loan Modification
related
$1,714,682 · Usameribank
—
—
Bohn Group LLC
—
Deed Of Trust
related
$300,000 · Usameribank
—
—
Bohn Group LLC
—
Deed Of Trust
related
$300,000 · Usameribank
—
—
Bohn Group LLC
—
Loan Modification
related
$1,714,682 · Usameribank
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
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