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Property profile & analytics
OFF-MARKET
Estimated value
$2,200,000
Warehouses
1785 Patrick Dr Indian Harbour Beach, FL 32937-4304
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-5077595
Property profile
Verified
Property type
Warehouses
Use group
STORAGE YARD, OPEN STORAGE
Year built
1965
Construction
STEEL FRAME
Total area
10,206 SF
Lot
1.52 ac (66,211 SF)
Zoning code
B1
APN
27-37-02-00-00503.0-0000.00
UPID
US18-5077595
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
$2.20M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.85M
Blend (final)
Blend
$2.20M
Owner & transaction history
W Investors Group LLC · 2 yrs held
W Investors Group LLC
since 2024
Last sale
$2.2M
4 recorded transactions
Zoning & alternative use
B1 · Indian Harbour Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.2M
+139.8%
Auto repair, garage
$2.3M
+73.0%
Office building
$2.2M
+69.3%
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 Indian Harbour Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Indian Harbour Beach 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
$2,200,000
ML approach
$2,200,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,160,000
Change: +140% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,280,000
Change: +73% · Conversion: Easy
OFFICE BUILDING
$2,230,000
Change: +69% · Conversion: Difficult
RETAIL STORES
$1,750,000
Change: +33% · Conversion: Moderate
MEDICAL BUILDING
$1,635,000
Change: +24% · Conversion: Difficult
Blend value · Realmo final
$2.20M
Range $1.98M – $2.42M · ±10% · vs last sale $2.20M (Jan 4 2024)
Last sale anchor
$2.20M
Jan 4 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
$216 / 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
$20,113
Tax year 2023
Assessed value
$1,207,210
Assessed 2023
Previous assessed
$1,207,210
+0.0% YoY
Effective rate
1.67%
On assessed value
Assessed land
$695,100
Assessed improvement
$512,110
Land market value
$695,100
Improvement market value
$512,110
Total market value
$1,207,210
Applied tax rate
41.0000
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
Warehouses
Use group
STORAGE YARD, OPEN STORAGE
Status
Off-Market
Year built
1965
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Stories
2
Units
1
Total area
10,206 SF
Lot
1.52 ac (66,211 SF)
Zoning code
B1
APN
27-37-02-00-00503.0-0000.00
UPID
US18-5077595
Jurisdiction
BREVARD
Zoning & alternative use
B1 · Indian Harbour Beach, FL
Zoning B1 · permitted uses
B1 · Indian Harbour Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Indian Harbour Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$3.2M
AUTO REPAIR, GARAGE
Est. value
$2.3M
OFFICE BUILDING
Est. value
$2.2M
RETAIL STORES
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$1.6M
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
MEDICAL 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
1965
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
Yes
Stories
2
Buildings
2
Units
1
Lot
1.52 ac
Current owner
From public records · entity-resolved
W Investors Group LLC
Entity
Mailing address
390 POINCIANA DR, MELBOURNE, FL 32935-6817
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 4, 2024
$2,200,000
W Investors Group LLC
Marco Polo Properties LLC
Warranty Deed
$1,000,000 · Marco Polo Properties LLC
Apr 20, 2020
—
Marco Polo Properties LLC
—
Deed Of Trust
related
$550,000 · Integrity Ventures LLC
Jun 15, 2018
$1,250,000
Marco Polo Properties LLC
Valjean Corp
Warranty Deed
—
—
—
Valjean Corp
—
Deed Of Trust
related
$110,447 · Patricia H Harbach
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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