1951 Hickpochee Ave Labelle, FL 33935-4792
Entity Owned
7-yr Hold
Free & Clear
Estimated value (blended)
$17.60M
Range $15.84M – $19.36M (±10%)
Property ID
US18-7685092
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2016
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
153,034 SF
Lot
28.52 ac (1,242,331 SF)
Zoning code
A-2
APN
2 29 43 18 080 0000-002.0
UPID
US18-7685092
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
-
Social Service Agency Community Center
-
Take-out & Catering Grocery & Convenience Store
-
Bank Credit Union
-
Tech Support Center (Bike/Boat/Book/etc) Store
-
Kennel & Boarding Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$19.46M
Blend (final)
Blend
$17.60M
Owner & transaction history
Zoning & alternative use
A-2 · Labelle, 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.
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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
$17.60M
Value range
$15.84M – $19.36M
±10% around blend
Estimated value / SF
$115 / SF
Confidence
Property data
88
Market benchmarks
100
Comparable evidence
60
$15.84M
blend $17.60M
$19.36M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
153,034 SF
Lot area
28.52 ac
Year built
2016
Stories
1
APN
2 29 43 18 080 0000-002.0
Assessed value
$13,993,629
Annual tax
$311,439
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
$19.46M
Range $13.70M – $31.24M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$17.60M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 22 sales
$155
-26%
Submarket 22 sales
$155
-26%
County 42 sales
$150
-23%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $115/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
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
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$13.99M
Move the market yield to see immediate price impact.
Value / SF
$91
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%
$882k
$17.63M
$12.59M
$9.80M
$980k
$19.59M
$13.99M
$10.88M
$1.08M
$21.55M
$15.39M
$11.97M
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
$311,439
Tax year 2023
Assessed value
$13,993,629
Assessed 2023
Previous assessed
$12,723,362
+10.0% YoY
Effective rate
2.23%
On assessed value
Assessed land
$2,917,148
Assessed improvement
$11,076,481
Land market value
$2,917,148
Improvement market value
$11,076,481
Total market value
$13,993,629
Applied tax rate
10.0000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
2016
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
YES
Buildings
3
Stories
1
Rooms
1
Total area
153,034 SF
Lot
28.52 ac (1,242,331 SF)
Zoning code
A-2
APN
2 29 43 18 080 0000-002.0
UPID
US18-7685092
Jurisdiction
HENDRY
Zoning & alternative use
A-2 · Labelle, FLZoning A-2 · permitted uses
A-2 · Labelle, 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
2016
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Rooms
1
Lot
28.52 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
A-2
Jurisdiction
Labelle, FL
Recorded code
A-2
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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