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Property profile & analytics
OFF-MARKET
Office buildings
18286 Us Hwy 41, Lutz, FL 33549-4400
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US18-4208527
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2022
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,000 SF
Lot
0.53 ac (23,020 SF)
Zoning code
PD
APN
U132718ZZZ000000548200
UPID
US18-4208527
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Waterford Const & Dev Co INC · 2 yrs held
Waterford Const & Dev Co INC
since 2024
Last sale
$420,000
7 recorded transactions
Zoning & alternative use
PD · Lutz, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$34,700
Tax year 2023
Assessed value
$1,938,000
Assessed 2023
Previous assessed
$805,800
+140.5% YoY
Effective rate
1.79%
On assessed value
Assessed land
$805,800
Assessed improvement
$1,132,200
Land market value
$805,800
Improvement market value
$1,132,200
Total market value
$1,938,000
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
2022
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Buildings
3
Stories
1
Units
1
Total area
3,000 SF
Lot
0.53 ac (23,020 SF)
Zoning code
PD
APN
U132718ZZZ000000548200
UPID
US18-4208527
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.
Building & site characteristics
From public records
Year built
2022
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
3
Units
1
Lot
0.53 ac
Current owner
From public records · entity-resolved
Waterford Const & Dev Co INC
Entity
Mailing address
16630 N DL MABRY HWY, TAMPA, FL 33618-1400
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 8, 2024
$420,000
Waterford Const & Dev Co INC
Sunset II Development Corp
Warranty Deed
$210,000 · Sunset II Development Corp
Dec 12, 2023
—
Sunset II Development Corp
Sunset II Development Corp
Intrafamily Transfer
related
—
Oct 23, 2023
$618,000
Freedom Office Suites LLC
Sunset II Development Corp
Special Warranty Deed
—
Mar 29, 2022
—
Sunset II Development Corp
Ps Develops LLC
Quit Claim Deed
related
—
May 29, 2020
—
Dc Maker LLC
—
Deed
related
—
Jan 5, 2019
$520,000
Dc Maker LLC
Sunset II Holdings LLC
Special Warranty Deed
$832,000 · State Farm Bank Fsb
Mar 27, 2018
—
Sunset II Holdings LLC
Sunset II Dev Corp
Quit Claim Deed
related
—
Mar 23, 2018
—
Sunset II Holdings Corp
Sunset II Dev Corp
Quit Claim Deed
related
—
Apr 12, 2017
$458,300
Douglas C Smith
Sunset II Dev Corp
Grant Deed
$366,600 · State Farm Bk
Mar 16, 2007
$565,000
Ovations Food Services
Sunset II Dev Corp
Grant Deed
—
Jan 24, 2007
$2,435,000
Sunset II Dev Corp
Sunset Point Center II LLC
Warranty Deed
$1,704,500 · Sunset Point Center II LLC
Dec 1, 2004
$600,000
Sunset Point Center II LLC
Frost Jack E Trust
Warranty Deed
—
Nov 20, 2002
$295,000
Frost,tr
Francl,tr
Grant Deed
$245,000 · Francl Trust
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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