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Property profile & analytics
OFF-MARKET
Estimated value
$14,975,000
Super regional malls
17623 Dl Mabry Hwy Lutz, FL 33548-4535
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US18-2434027
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
95,606 SF
Lot
23.17 ac (1,009,391 SF)
Zoning code
PD
APN
U222718853000000F00000
UPID
US18-2434027
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
-
Chicken Salad Chick Take-out & Catering Catering Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$16.35M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$14.98M
Owner & transaction history
Van Dyke Commons LLC · 13 yrs held
Van Dyke Commons LLC
since 2013
5 recorded transactions
Zoning & alternative use
PD · 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
by Request
CAP Approach
CAP Return
Estimation
6%
$17,710,000
6.5%
$16,350,000
7%
$15,180,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$23,325,000
Current use
MEDICAL BUILDING
$20,945,000
Change: -10% · Conversion: Difficult
RETAIL STORES
$20,830,000
Change: -11% · Conversion: Easy
COMMERCIAL (GENERAL)
$20,135,000
Change: -14% · Conversion: Easy
OFFICE BUILDING
$19,270,000
Change: -17% · Conversion: Moderate
Blend value · Realmo final
$14.98M
Range $13.48M – $16.47M · ±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
$157 / 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
$510,143
Tax year 2023
Assessed value
$28,779,400
Assessed 2023
Previous assessed
$28,779,400
+0.0% YoY
Effective rate
1.77%
On assessed value
Assessed land
$16,656,170
Assessed improvement
$12,123,230
Land market value
$16,656,170
Improvement market value
$12,123,230
Total market value
$28,779,400
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Stories
1
Units
18
Total area
95,606 SF
Lot
23.17 ac (1,009,391 SF)
Zoning code
PD
APN
U222718853000000F00000
UPID
US18-2434027
Jurisdiction
HILLSBOROUGH
Zoning & alternative use
PD · Lutz, FL
Zoning PD · permitted uses
PD · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$23.3M
MEDICAL BUILDING
Est. value
$20.9M
RETAIL STORES
Est. value
$20.8M
COMMERCIAL (GENERAL)
Est. value
$20.1M
OFFICE BUILDING
Est. value
$19.3M
NEIGHBORHOOD: SHOPPING CENTER Current
MEDICAL BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
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
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
2
Units
18
Lot
23.17 ac
Current owner
From public records · entity-resolved
Van Dyke Commons LLC
Entity
Mailing address
546 5TH AVE FL 15A, NEW YORK, NY 10036-5000
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 12, 2023
—
Van Dyke Commons LLC
—
Deed
related
$21,000,000 · Insurance Strategy Funding Corp LLC
Mar 29, 2013
$30,009,200
Van Dyke Commons LLC
17623-17695 N Dale Mabry Hwy-l
Grant Deed
$22,387,000 · Citigroup Global Markets Realt
Jan 9, 2012
—
17623-17695 N Dale Mabry Hwy-l
Sfi Belmont LLC
Quit Claim Deed
related
—
Dec 9, 2011
$1,000
Sfi Belmont LLC
East,clark D Coc
Trustees Deed
related
—
—
—
Captain Vandyke Trust
—
Deed Of Trust
related
$556,716 · Istar Fm Loans LLC
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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