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Property profile & analytics
OFF-MARKET
Estimated value
$3,805,000
Retail space
1840 Hickpochee Ave Labelle, FL 33935
Entity Owned
6-yr Hold
Free & Clear
Property ID
US18-7912018
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2014
Construction
STEEL FRAME
Total area
18,900 SF
Lot
3.99 ac (173,804 SF)
Zoning code
PUD
APN
2 29 43 18 A00 0007.0700
UPID
US18-7912018
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
$3.83M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.86M
Blend (final)
Blend
$3.81M
Owner & transaction history
Agree Stores LLC · 6 yrs held
Agree Stores LLC
since 2020
Last sale
$3.4M
5 recorded transactions
Zoning & alternative use
PUD · Labelle, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The intent and purpose of the planned unit development (PUD) district is to enable the innovative development of land for residential, commercial, industrial or mixed use (commercial and residential) projects and provide an opportunity for flexible and site specific development regulations to support specialized and unique design
Zone name
Planned Unit Development
General category
PLANNED_DEVELOPMENT
Zone area
793.56 ac
Source
Realmo
Top alternative use upside
Warehouse, storage
$5.0M
+70.6%
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 Labelle submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Labelle 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
$3,820,000
ML approach
$3,830,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$2,940,000
Current use
WAREHOUSE, STORAGE
$5,015,000
Change: +71% · Conversion: Difficult
OFFICE BUILDING
$2,875,000
Change: -2% · Conversion: Easy
Blend value · Realmo final
$3.81M
Range $3.42M – $4.19M · ±10% · vs last sale $3.41M (Jul 22 2020)
Last sale anchor
$3.41M
Jul 22 2020
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
$201 / 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
$64,519
Tax year 2023
Assessed value
$3,452,376
Assessed 2023
Previous assessed
$3,134,140
+10.2% YoY
Effective rate
1.87%
On assessed value
Assessed land
$886,924
Assessed improvement
$2,565,452
Land market value
$886,924
Improvement market value
$2,565,452
Total market value
$3,452,376
Applied tax rate
10.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2014
Construction
STEEL FRAME
Heating
NONE
Cooling
NONE
Stories
1
Total area
18,900 SF
Lot
3.99 ac (173,804 SF)
Zoning code
PUD
APN
2 29 43 18 A00 0007.0700
UPID
US18-7912018
Jurisdiction
HENDRY
Zoning & alternative use
PUD · Labelle, FLZoning PUD · permitted uses
PUD · Labelle, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The intent and purpose of the planned unit development (PUD) district is to enable the innovative development of land for residential, commercial, industrial or mixed use (commercial and residential) projects and provide an opportunity for flexible and site specific development regulations to support specialized and unique design
Zone name
Planned Unit Development
General category
PLANNED_DEVELOPMENT
Zone area
793.56 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.9M
WAREHOUSE, STORAGE
Est. value
$5.0M
OFFICE BUILDING
Est. value
$2.9M
RETAIL STORES Current
WAREHOUSE, STORAGE
OFFICE BUILDING
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
2014
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Lot
3.99 ac
Current owner
From public records · entity-resolved
Agree Stores LLC
Entity
Free & Clear · 6 yrs held
Mailing address
5401 VIRGINIA WAY, BRENTWOOD, TN 37027-7536
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 22, 2020
$3,410,000
Agree Stores LLC
Baumann Family Trust
Grant Deed
—
Nov 4, 2014
$3,250,000
Baumann Family Trust
Hsc Labelle LLC
Special Warranty Deed
$8,500,000 · Talmer Bank & Trust
Dec 17, 2013
$135,000
Hsc Labelle LLC
Centerstate Bk Of Fl
Grant Deed
$2,186,100 · Trustmark National Bank
Sep 9, 2010
—
Centerstate Bk Of Fl
Olde Cypress Cmnty Bk Clewisto
Grant Deed
—
Sep 17, 2008
$933,000
Olde Cypress Community Bank
Johnson,penny J
Deed In Lieu Of Foreclosure
—
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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