18215 Us Hwy 41 Lutz, FL 33549-4466
Individually Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Estimated value (blended)
$730k
Range $657k – $803k (±10%)
Property ID
US19-0026112
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1974
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,268 SF
Lot
0.94 ac (40,794 SF)
Zoning code
CN
APN
U132718ZZZ000000548500
UPID
US19-0026112
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$730k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$730k
Owner & transaction history
since 2019
7 recorded transactions
Zoning & alternative use
CN · 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 16 comparables with addresses
5 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
$730k
Value range
$657k – $803k
±10% around blend
Estimated value / SF
$171 / SF
Confidence
High
16 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
100
$657k
blend $730k
$803k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,268 SF
Lot area
0.94 ac
Year built
1974
Stories
1
APN
U132718ZZZ000000548500
Assessed value
$960,203
Annual tax
$16,564
3
Income approach: direct capitalization
Partial preview
Income approach indication
$730k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$790k
@ 6.5% CAP return
$730k
@ 7% CAP return
$680k
4
Sales comparison
Partial preview
Sales approach indication
$2.51M
Weighted, 16 comps · high confidence
Evidence
16 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
9.9 mi away · 4,460 SF
13.6 mi away · 3,108 SF
13.7 mi away · 3,573 SF
14.6 mi away · 4,240 SF
16.8 mi away · 3,288 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$730k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 196 sales
$244
-30%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $171/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
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
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 16 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$960k
Move the market yield to see immediate price impact.
Value / SF
$225
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
5.00%7.00%9.00%
$60k
$1.21M
$864k
$672k
$67k
$1.34M
$960k
$747k
$74k
$1.48M
$1.06M
$822k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
16 found
High confidence · county-verified
Closest comparable
$805k
9.0 mi · Dec 2025 · $262/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$16,564
Tax year 2023
Assessed value
$960,203
Assessed 2023
Previous assessed
$874,935
+9.7% YoY
Effective rate
1.73%
On assessed value
Assessed land
$305,955
Assessed improvement
$654,248
Land market value
$305,955
Improvement market value
$654,248
Total market value
$960,203
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1974
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Stories
1
Units
1
Rooms
4
Total area
4,268 SF
Lot
0.94 ac (40,794 SF)
Zoning code
CN
APN
U132718ZZZ000000548500
UPID
US19-0026112
Jurisdiction
HILLSBOROUGH
Zoning & alternative use
CN · Lutz, FLZoning CN · permitted uses
CN · 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
1974
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
2
Units
1
Rooms
4
Lot
0.94 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CN
Jurisdiction
Lutz, FL
Recorded code
CN
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
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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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