18592 Fernview St Land O Lakes, FL 34638-6232
Entity Owned
6-yr Hold
Free & Clear
Estimated value (blended)
$7.49M
Range $6.74M – $8.23M (±10%)
Implied cap rate
3.10%
In-place · NOI ÷ last sale
Property ID
US18-6093229
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL CLINIC
Year built
2011
Total area
25,520 SF
Lot
4.83 ac (210,395 SF)
Zoning code
MPUD
APN
28-26-18-0010-00000-0010
UPID
US18-6093229
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
$7.35M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.79M
Blend (final)
Blend
$7.49M
Owner & transaction history
since 2020
Last sale
$6.5M
3 recorded transactions
Zoning & alternative use
MPUD · Land O Lakes, FL
Top alternative use upside
Retail stores
$6.4M
+1.8%
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.
2 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$7.49M
Value range
$6.74M – $8.23M
±10% around blend
Estimated value / SF
$293 / SF
Confidence
Property data
88
Market benchmarks
67
Comparable evidence
60
$6.74M
blend $7.49M
$8.23M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
25,520 SF
Lot area
4.83 ac
Year built
2011
Stories
1
APN
28-26-18-0010-00000-0010
Assessed value
$4,466,959
Annual tax
$26,983
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$5.79M
Range $3.44M – $8.57M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$7.49M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 27 sales
$247
+19%
County 194 sales
$216
+36%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $293/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+2%
vs current-use indication
Medical Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
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.
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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
Analytics Standard · 5 reports
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Overview
Implied cap rate
3.10%
Implied, in-place cap rate for this medical office 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 · 3.10%
9.0%
NOI (est.)
$455k *
Last sale · Feb 2020
$6.50M
* 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$14.68M
Move the market yield to see immediate price impact.
Value / SF
$575
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
2.60%3.10%3.60%
$410k
$15.75M
$13.21M
$11.37M
$455k
$17.50M
$14.68M
$12.64M
$501k
$19.25M
$16.15M
$13.90M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$26,983
Tax year 2023
Assessed value
$4,466,959
Assessed 2023
Previous assessed
$4,237,447
+5.4% YoY
Effective rate
0.60%
On assessed value
Assessed land
$796,950
Assessed improvement
$3,670,009
Land market value
$796,950
Improvement market value
$3,670,009
Total market value
$4,466,959
Applied tax rate
9,100.0000
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
Medical Office Space
Use group
MEDICAL CLINIC
Status
Off-Market
Year built
2011
Heating
FORCED AIR
Cooling
AC.PACKAGE
Buildings
1
Stories
1
Bathrooms
16
Total area
25,520 SF
Lot
4.83 ac (210,395 SF)
Zoning code
MPUD
APN
28-26-18-0010-00000-0010
UPID
US18-6093229
Jurisdiction
PASCO
Zoning & alternative use
MPUD · Land O Lakes, FLZoning MPUD · permitted uses
MPUD · Land O Lakes, 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
2011
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Bathrooms
16
Lot
4.83 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
Land O Lakes, FL
Recorded code
MPUD
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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