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Property profile & analytics
OFF-MARKET
Estimated value
$755,000
Grocery and convenience stores
16707 State Rd 54 Lutz, FL 33558-3723
Entity Owned
1-yr Hold
Free & Clear
Property ID
US18-8225111
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
2018
Total area
5,500 SF
Lot
2.35 ac (102,465 SF)
Zoning code
MPUD
APN
30-26-18-0040-00000-001A
UPID
US18-8225111
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
$570k
CAP Approach
CAP
$940k
Comparable Approach
Comparable
$751k
Blend (final)
Blend
$755k
Owner & transaction history
Rowstar LLC · 1 yrs held
Rowstar LLC
since 2024
3 recorded transactions
Zoning & alternative use
MPUD · Lutz, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.0M
+445.0%
Auto repair, garage
$900,000
+382.6%
Industrial (general)
$670,000
+258.9%
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
$570,000
CAP Approach
CAP Return
Estimation
6%
$1,020,000
6.5%
$940,000
7%
$875,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,015,000
Change: +445% · Conversion: Easy
AUTO REPAIR, GARAGE
$900,000
Change: +383% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$670,000
Change: +259% · Conversion: Difficult
RETAIL STORES
$565,000
Change: +202% · Conversion: Easy
MEDICAL BUILDING
$515,000
Change: +177% · Conversion: Difficult
RESTAURANT
$490,000
Change: +162% · Conversion: Difficult
WAREHOUSE, STORAGE
$475,000
Change: +154% · Conversion: Difficult
Blend value · Realmo final
$755k
Range $680k – $831k · ±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
$49,896
Tax year 2023
Assessed value
$2,862,707
Assessed 2023
Previous assessed
$2,871,623
-0.3% YoY
Effective rate
1.74%
On assessed value
Assessed land
$1,656,828
Assessed improvement
$1,205,879
Land market value
$1,656,828
Improvement market value
$1,205,879
Total market value
$2,862,707
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
2018
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Units
1408
Bathrooms
2
Total area
5,500 SF
Lot
2.35 ac (102,465 SF)
Zoning code
MPUD
APN
30-26-18-0040-00000-001A
UPID
US18-8225111
Jurisdiction
PASCO
Zoning & alternative use
MPUD · Lutz, FL
Zoning MPUD · permitted uses
MPUD · Lutz, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lutz. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$900,000
INDUSTRIAL (GENERAL)
Est. value
$670,000
RETAIL STORES
Est. value
$565,000
MEDICAL BUILDING
Est. value
$515,000
RESTAURANT
Est. value
$490,000
WAREHOUSE, STORAGE
Est. value
$475,000
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
RETAIL STORES
MEDICAL BUILDING
RESTAURANT
WAREHOUSE, STORAGE
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
2018
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1408
Bathrooms
2
Lot
2.35 ac
Current owner
From public records · entity-resolved
Rowstar LLC
Entity
Free & Clear · 1 yrs held
Mailing address
PO BOX 2437, SMYRNA, GA 30081-2437
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 26, 2024
—
Rowstar LLC
State Of Florida
Deed
—
Dec 19, 2019
$2,185,000
Center Connect Dev II LLC
Nnp-bexley LLC
Grant Deed
—
Dec 18, 2019
—
Nnp-bexley LLC
Racetrac Petroleum INC
Grant Deed
—
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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