Individually Owned Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1998
Total area
3,600 SF
Lot
1.05 ac (45,865 SF)
Zoning code
MPUD
APN
31-26-19-0000-00100-0120
UPID
US18-5303656
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
-
Physician
-
Physician Medical Clinic
-
Physician Medical Clinic
-
Medical Group
-
Physician Medical Clinic
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$455k
CAP Approach
CAP
$545k
Comparable Approach
Comparable
$575k
Blend (final)
Blend
$525k
Owner & transaction history
since 2013
6 recorded transactions
Zoning & alternative use
MPUD · Lutz, FL
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 5 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$525k
Value range
$473k – $578k
±10% around blend
Estimated value / SF
$146 / SF
Confidence
High
5 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
50
$473k
blend $525k
$578k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,600 SF
Lot area
1.05 ac
Year built
1998
Stories
1
APN
31-26-19-0000-00100-0120
Zoning
MPUD
Assessed value
$984,185
Annual tax
$17,631
3
Income approach: direct capitalization
Partial preview
Income approach indication
$545k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$590k
@ 6.5% CAP return
$545k
@ 7% CAP return
$505k
4
Sales comparison
Partial preview
Sales approach indication
$764k
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
12.2 mi away · 4,050 SF
15.9 mi away · 3,210 SF
16.8 mi away · 2,584 SF
19.9 mi away · 3,772 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$525k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 209 sales
$252
-42%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $146/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Implied cap rate
7.80%
Implied, in-place cap rate for this retail space
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 · 7.80%
9.0%
NOI (est.)
$69k *
* 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$883k
Move the market yield to see immediate price impact.
Value / SF
$245
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
7.30%7.80%8.30%
$62k
$849k
$795k
$747k
$69k
$944k
$883k
$830k
$76k
$1.04M
$972k
$913k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$380k
10.4 mi · Jan 2026 · $147/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$17,631
Tax year 2023
Assessed value
$984,185
Assessed 2023
Previous assessed
$1,020,966
-3.6% YoY
Effective rate
1.79%
On assessed value
Assessed land
$186,541
Assessed improvement
$797,644
Land market value
$186,541
Improvement market value
$797,644
Total market value
$984,185
Applied tax rate
3,600.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1998
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
3
Stories
1
Units
2700
Bathrooms
6
Total area
3,600 SF
Lot
1.05 ac (45,865 SF)
Zoning code
MPUD
APN
31-26-19-0000-00100-0120
UPID
US18-5303656
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
1998
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
3
Units
2700
Bathrooms
6
Lot
1.05 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
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
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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