OFF-MARKET
Office buildings
Entity Owned
1-yr Hold
~
Est. High Equity
Entity Owned Property summary
AI-generated overview
This 8,020-square-foot, single-story office building presents a compelling investment opportunity in the thriving city of Dunedin, Florida. Located at 180 Patricia Ave, this property offers a versatile space suitable for both medical and traditional office uses. Built in 1972 and renovated in 1977, the building sits on a 0.77-acre lot and features two units. The FX-M zoning allows for a range of business applications. With 30 parking spaces, ample room is available for staff and clients. The property benefits from excellent visibility, situated on Patricia Ave, which boasts an annual average daily traffic count of 12,600 vehicles. This prime location offers easy access to Dunedin's vibrant business environment, attractive parks, and numerous shops. The asking price is $1,650,000. The Pinellas County property features a total of 8,020 square feet of net rentable space and is currently vacant, providing immediate occupancy for the new owner. The property's APN is 35-28-15-38088-000-0086 and the zip code is 34698.
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1972
Construction
CONCRETE BLOCKS
Total area
8,020 SF
Lot
0.77 ac (33,729 SF)
APN
35-28-15-38088-000-0086
UPID
US18-3595682
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
-
Medical Clinic
-
Pediatrician Physician
-
Pediatrician Physician
-
Pediatrician Physician
-
Pediatrician Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.12M
Blend (final)
Blend
$1.42M
Owner & transaction history
since 2025
Last sale
$1.3M
3 recorded transactions
Zoning & alternative use
Top alternative use upside
Retail stores
$1.8M
+22.0%
Warehouse, storage
$1.8M
+21.6%
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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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 9 comparables with addresses
3 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
$1.42M
Value range
$1.27M – $1.56M
±10% around blend
Estimated value / SF
$176 / SF
Confidence
High
9 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
90
$1.27M
blend $1.42M
$1.56M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
8,020 SF
Lot area
0.77 ac
Year built
1972
Stories
1
APN
35-28-15-38088-000-0086
Assessed value
$780,000
Annual tax
$13,535
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$2.09M
Weighted, 9 comps · high confidence
Evidence
9 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
6.4 mi away · 7,444 SF
6.6 mi away · 9,607 SF
10.8 mi away · 6,754 SF
11.6 mi away · 9,764 SF
11.6 mi away · 6,469 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.42M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 33 sales
$181
-2%
Submarket 33 sales
$181
-2%
County 995 sales
$240
-26%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $176/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+22%
vs current-use indication
Warehouse, Storage
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
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
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 9 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
9.40%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 9.40%
9.0%
NOI (est.)
$91k *
Last sale · Dec 2023
$1.30M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$968k
Move the market yield to see immediate price impact.
Value / SF
$121
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
8.90%9.40%9.90%
$82k
$920k
$871k
$827k
$91k
$1.02M
$968k
$919k
$100k
$1.12M
$1.06M
$1.01M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
9 found
High confidence · county-verified
Closest comparable
$2.30M
4.0 mi · Nov 2025 · $348/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$13,535
Tax year 2023
Assessed value
$780,000
Assessed 2023
Previous assessed
$700,000
+11.4% YoY
Effective rate
1.74%
On assessed value
Land market value
$266,373
Improvement market value
$513,627
Total market value
$780,000
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1972
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
AC.PACKAGE
Stories
1
Bathrooms
5
Total area
8,020 SF
Lot
0.77 ac (33,729 SF)
APN
35-28-15-38088-000-0086
UPID
US18-3595682
Jurisdiction
PINELLAS
Zoning & alternative use
Zoning · permitted uses
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
1972
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
Yes
Stories
1
Bathrooms
5
Lot
0.77 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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