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Property profile & analytics
OFF-MARKET
Estimated value
$890,000
Office buildings
20321 Palm Bch Blvd Alva, FL 33920
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US18-3192962
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1980
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,394 SF
Lot
108.21 ac (4,713,628 SF)
Zoning code
AG-2
APN
28-43-27-00-00004.0000
UPID
US18-3192962
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.07M
Blend (final)
Blend
$890k
Owner & transaction history
Aris Horticulture INC · 1 yrs held
Aris Horticulture INC
since 2025
6 recorded transactions
Zoning & alternative use
AG-2 · Alva, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$820,000
+18.0%
Retail stores
$750,000
+8.5%
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 Alva submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Alva 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$695,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$820,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$750,000
Change: +8% · Conversion: Moderate
MEDICAL BUILDING
$685,000
Change: -1% · Conversion: Easy
Blend value · Realmo final
$890k
Range $801k – $979k · ±10%
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
$372 / 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
$40,990
Tax year 2023
Assessed value
$2,730,892
Assessed 2023
Previous assessed
$2,381,808
+14.7% YoY
Effective rate
1.50%
On assessed value
Total market value
$9,159,756
Applied tax rate
158.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1980
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Buildings
16
Stories
1
Bathrooms
42
Total area
2,394 SF
Lot
108.21 ac (4,713,628 SF)
Zoning code
AG-2
APN
28-43-27-00-00004.0000
UPID
US18-3192962
Jurisdiction
LEE
Zoning & alternative use
AG-2 · Alva, FL
Zoning AG-2 · permitted uses
AG-2 · Alva, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alva. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$695,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$820,000
RETAIL STORES
Est. value
$750,000
MEDICAL BUILDING
Est. value
$685,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
MEDICAL 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
1980
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
16
Bathrooms
42
Lot
108.21 ac
Current owner
From public records · entity-resolved
Aris Horticulture INC
Entity
Mailing address
115 3RD ST SE, BARBERTON, OH 44203-4208
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 10, 2025
—
Aris Horticulture INC
—
Deed
related
$4,000,000 · Nextier Bank NA
Jan 7, 2025
—
Aris Horticulture INC
—
Deed
related
$4,000,000 · Nextier Bank NA
Apr 6, 2023
—
Aris Horticulture INC
—
Deed
related
$6,000,000 · Nextier Bank NA
Dec 27, 2021
—
Aris Horticulture INC
—
Deed
related
$1,400,000 · Nextier Bank NA
—
—
Aris Horticulture INC|aris Land Holdings LLC
—
Deed Of Trust
related
$4,000,000 · Nextier Bk NA
—
—
Aris Horticulture INC|aris Land Holdings LLC
—
Deed Of Trust
related
$4,000,000 · Nextier Bk NA
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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