17565 State Rd 54 Lutz, FL 33558-5516
Entity Owned
Absentee Owner
Free & Clear
Estimated value (blended)
$590k
Range $531k – $649k (±10%)
Property ID
US18-8361977
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
2017
Total area
4,488 SF
Lot
2.47 ac (107,637 SF)
Zoning code
MPUD
APN
29-26-18-0000-00500-0030
UPID
US18-8361977
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Cinema (Bike/Boat/Book/etc) Store
-
Car Wash
-
Atm Crypto Atm
-
Car Wash
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$395k
CAP Approach
CAP
$765k
Comparable Approach
Comparable
$613k
Blend (final)
Blend
$590k
Owner & transaction history
Zoning & alternative use
MPUD · Lutz, FL
Top alternative use upside
Commercial (general)
$830,000
+445.0%
Auto repair, garage
$735,000
+382.6%
Retail stores
$460,000
+202.2%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 7 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$590k
Value range
$531k – $649k
±10% around blend
Estimated value / SF
$131 / SF
Confidence
High
7 county-verified comps
Property data
88
Comparable evidence
70
$531k
blend $590k
$649k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,488 SF
Lot area
2.47 ac
Year built
2017
Stories
1
APN
29-26-18-0000-00500-0030
Assessed value
$2,198,067
Annual tax
$38,767
3
Income approach: direct capitalization
Partial preview
Income approach indication
$765k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$830k
@ 6.5% CAP return
$765k
@ 7% CAP return
$715k
4
Sales comparison
Partial preview
Sales approach indication
$2.24M
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
17.2 mi away · 3,573 SF
19.9 mi away · 4,240 SF
21.2 mi away · 4,523 SF
21.9 mi away · 3,288 SF
22.9 mi away · 4,260 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$590k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+445%
vs current-use indication
Auto Repair, Garage
Retail Stores
Medical Building
Warehouse, Storage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.20M
Move the market yield to see immediate price impact.
Value / SF
$490
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$138k
$2.77M
$1.98M
$1.54M
$154k
$3.08M
$2.20M
$1.71M
$169k
$3.39M
$2.42M
$1.88M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$2.50M
13.9 mi · Feb 2026 · $561/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$38,767
Tax year 2023
Assessed value
$2,198,067
Assessed 2023
Previous assessed
$2,231,584
-1.5% YoY
Effective rate
1.76%
On assessed value
Assessed land
$1,091,635
Assessed improvement
$1,106,432
Land market value
$1,091,635
Improvement market value
$1,106,432
Total market value
$2,198,067
Applied tax rate
9,100.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
2017
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Units
660
Bathrooms
2
Total area
4,488 SF
Lot
2.47 ac (107,637 SF)
Zoning code
MPUD
APN
29-26-18-0000-00500-0030
UPID
US18-8361977
Jurisdiction
PASCO
Zoning & alternative use
MPUD · Lutz, FLZoning MPUD · permitted uses
MPUD · Lutz, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2017
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
660
Bathrooms
2
Lot
2.47 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
MPUD
Jurisdiction
Lutz, FL
Recorded code
MPUD
Ownership Intelligence
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Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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