Entity Owned Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1974
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
85,098 SF
Lot
12.08 ac (526,163 SF)
Zoning code
CG
APN
U132718ZZZ000000546400
UPID
US18-4195642
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$14.55M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.85M
Owner & transaction history
since 2020
5 recorded transactions
Zoning & alternative use
CG · 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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$10.85M
Value range
$9.77M – $11.94M
±10% around blend
Estimated value / SF
$128 / SF
Confidence
Property data
100
Market benchmarks
33
Comparable evidence
60
$9.77M
blend $10.85M
$11.94M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
85,098 SF
Lot area
12.08 ac
Year built
1974
Stories
1
APN
U132718ZZZ000000546400
Zoning
CG
Assessed value
$12,051,800
Annual tax
$208,138
3
Income approach: direct capitalization
Partial preview
Income approach indication
$14.55M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$15.77M
@ 6.5% CAP return
$14.55M
@ 7% CAP return
$13.51M
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$10.85M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 196 sales
$244
-48%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $128/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
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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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$12.05M
Move the market yield to see immediate price impact.
Value / SF
$142
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%
$759k
$15.19M
$10.85M
$8.44M
$844k
$16.87M
$12.05M
$9.37M
$928k
$18.56M
$13.26M
$10.31M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$208,138
Tax year 2023
Assessed value
$12,051,800
Assessed 2023
Previous assessed
$12,051,800
+0.0% YoY
Effective rate
1.73%
On assessed value
Assessed land
$3,330,614
Assessed improvement
$8,721,186
Land market value
$3,330,614
Improvement market value
$8,721,186
Total market value
$12,051,800
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1974
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Stories
1
Units
9
Rooms
125
Total area
85,098 SF
Lot
12.08 ac (526,163 SF)
Zoning code
CG
APN
U132718ZZZ000000546400
UPID
US18-4195642
Jurisdiction
HILLSBOROUGH
Zoning & alternative use
CG · Lutz, FLZoning CG · permitted uses
CG · 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
9
Rooms
125
Lot
12.08 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CG
Jurisdiction
Lutz, FL
Recorded code
CG
Ownership Intelligence
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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
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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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