18724 Hancock Farm Rd Dade City, FL 33523-0677
Individually Owned
3-yr Hold
Estimated value (blended)
$805k
Range $725k – $886k (±10%)
Property ID
US18-4830710
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1977
Total area
5,820 SF
Lot
74.31 ac (3,236,944 SF)
Zoning code
00AC
APN
05-24-21-0000-00200-0000
UPID
US18-4830710
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Sustainability Organization Advocacy Group
-
Agricultural Supply Garden Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$645k
Comparable Approach
Comparable
$1.04M
Blend (final)
Blend
$805k
Owner & transaction history
since 2023
6 recorded transactions
Zoning & alternative use
00AC · Dade City, FL
Top alternative use upside
Medical building
$1.3M
+46.3%
Commercial (general)
$1.1M
+26.0%
Retail stores
$930,000
+7.9%
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.
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
$805k
Value range
$725k – $886k
±10% around blend
Estimated value / SF
$138 / SF
Confidence
None
2 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
20
$725k
blend $805k
$886k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,820 SF
Lot area
74.31 ac
Year built
1977
Stories
2
APN
05-24-21-0000-00200-0000
Assessed value
$750,058
Annual tax
$12,087
3
Income approach: direct capitalization
Partial preview
Income approach indication
$645k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$700k
@ 6.5% CAP return
$645k
@ 7% CAP return
$600k
4
Sales comparison
Partial preview
Sales approach indication
$1.04M
Weighted, 0 comps · none confidence
Evidence
2 found
County-verified recorded sales
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$805k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 127 sales
$148
-6%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $138/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+46%
vs current-use indication
Commercial (general)
Retail Stores
Office Building · current use
Warehouse, Storage
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.
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 · 2 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$750k
Move the market yield to see immediate price impact.
Value / SF
$129
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%
$47k
$945k
$675k
$525k
$53k
$1.05M
$750k
$583k
$58k
$1.16M
$825k
$642k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
2 found
None confidence · county-verified
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$12,087
Tax year 2023
Assessed value
$750,058
Assessed 2023
Previous assessed
$716,099
+4.7% YoY
Effective rate
1.61%
On assessed value
Assessed land
$98,665
Assessed improvement
$651,393
Land market value
$98,665
Improvement market value
$1,460,000
Total market value
$1,558,665
Applied tax rate
11.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1977
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
2
Bathrooms
4
Total area
5,820 SF
Lot
74.31 ac (3,236,944 SF)
Zoning code
00AC
APN
05-24-21-0000-00200-0000
UPID
US18-4830710
Jurisdiction
PASCO
Zoning & alternative use
00AC · Dade City, FLZoning 00AC · permitted uses
00AC · Dade City, 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
1977
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
2
Bathrooms
4
Lot
74.31 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
00AC
Jurisdiction
Dade City, FL
Recorded code
00AC
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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