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Property profile & analytics
OFF-MARKET
Estimated value
$605,000
Office buildings
17886 Us Hwy 41 Lutz, FL 33549-4502
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-4612444
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,155 SF
Lot
0.07 ac (2,988 SF)
Zoning code
PD
APN
U132718900000000000110
UPID
US18-4612444
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
-
Armand Massage Therapy Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$600k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$774k
Blend (final)
Blend
$605k
Owner & transaction history
Bigel Music INC · 4 yrs held
Bigel Music INC
since 2022
Last sale
$625,000
3 recorded transactions
Zoning & alternative use
PD · Lutz, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$770,000
+20.9%
Medical building
$690,000
+8.6%
Retail stores
$685,000
+7.9%
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
$595,000
ML approach
$600,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$635,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$770,000
Change: +21% · Conversion: Difficult
MEDICAL BUILDING
$690,000
Change: +9% · Conversion: Easy
RETAIL STORES
$685,000
Change: +8% · Conversion: Moderate
COMMERCIAL (GENERAL)
$665,000
Change: +4% · Conversion: Easy
AUTO REPAIR, GARAGE
$595,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$605k
Range $545k – $666k · ±10% · vs last sale $625k (Jun 29 2022)
Last sale anchor
$625k
Jun 29 2022
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
$192 / 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
$9,921
Tax year 2023
Assessed value
$565,500
Assessed 2023
Previous assessed
$537,771
+5.2% YoY
Effective rate
1.75%
On assessed value
Assessed land
$89,640
Assessed improvement
$475,860
Land market value
$89,640
Improvement market value
$475,860
Total market value
$565,500
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
2
Total area
3,155 SF
Lot
0.07 ac (2,988 SF)
Zoning code
PD
APN
U132718900000000000110
UPID
US18-4612444
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
OFFICE BUILDING Current
Est. value
$635,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$770,000
MEDICAL BUILDING
Est. value
$690,000
RETAIL STORES
Est. value
$685,000
COMMERCIAL (GENERAL)
Est. value
$665,000
AUTO REPAIR, GARAGE
Est. value
$595,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
Units
2
Lot
0.07 ac
Current owner
From public records · entity-resolved
Bigel Music INC
Entity
Mailing address
32035 WATOGA LOOP, WESLEY CHAPEL, FL 33543-4001
Ownership since
2022
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
Jun 29, 2022
$625,000
Bigel Music INC
Frederick Investment Properties LLC
Warranty Deed
$318,250 · Jpmorgan Chase Bank NA
May 31, 2006
$225,000
Frederick Investment Properties LLC
Heritage Station INC
Warranty Deed
$301,000 · Florida Capital Bank NA
Dec 29, 2004
$500,000
Heritage Station INC
Cypress Lane Ltd
Warranty 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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