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Property profile & analytics
FOR SALE
Investment properties
204 Magnolia St New Smyrna Beach, FL 32168
Entity Owned
1-yr Hold
Free & Clear
Property ID
US18-1888872
For Sale
1 / 54
$849,900
204 Magnolia St, New Smyrna Beach, FL 32168
View Listing →
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1927
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,422 SF
Lot
0.22 ac (9,750 SF)
Zoning code
B1
APN
7441-38-09-0911
UPID
US18-1888872
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
$1.44M
CAP Approach
CAP
$840k
Comparable Approach
Comparable
$1.45M
Blend (final)
Blend
$1.36M
Owner & transaction history
Hof Reo 1 INC · 1 yrs held
Hof Reo 1 INC
since 2025
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
B1 · New Smyrna Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 New Smyrna Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs New Smyrna Beach 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
$1,380,000
ML approach
$1,440,000
CAP Approach
CAP Return
Estimation
6%
$910,000
6.5%
$840,000
7%
$780,000
Blend value · Realmo final
$1.36M
Range $1.22M – $1.49M · ±10% · vs last sale $1.25M (Aug 18 2023)
Last sale anchor
$1.25M
Aug 18 2023
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
$306 / 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
$16,898
Tax year 2023
Assessed value
$1,042,303
Assessed 2023
Previous assessed
$863,171
+20.8% YoY
Effective rate
1.62%
On assessed value
Assessed land
$313,950
Assessed improvement
$728,353
Land market value
$313,950
Improvement market value
$728,353
Total market value
$1,042,303
Applied tax rate
601.0000
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Sale
Year built
1927
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
YES
Stories
1
Bathrooms
5
Total area
4,422 SF
Lot
0.22 ac (9,750 SF)
Zoning code
B1
APN
7441-38-09-0911
UPID
US18-1888872
Jurisdiction
VOLUSIA
Zoning & alternative use
B1 · New Smyrna Beach, FL
Zoning B1 · permitted uses
B1 · New Smyrna Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
New Smyrna Beach. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1927
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
5
Lot
0.22 ac
Current owner
From public records · entity-resolved
Hof Reo 1 INC
Entity
Free & Clear · 1 yrs held
Mailing address
526 BREVARD AVE, COCOA, FL 32922-7974
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 25, 2025
$22,100
Hof Reo 1 INC
204 Magnolia LLC
Trust Deed
related
—
Aug 18, 2023
$1,250,000
204 Magnolia LLC
Welund Properties LLC
Warranty Deed
$1,225,000 · Rflf 4 LLC
Aug 5, 2021
$1,000,000
Welund Properties LLC
Serge Sorese
Warranty Deed
—
Apr 6, 2018
$600,000
Sorese,allen Family Trust
Johnston,ronald H & Lorraine S
Warranty Deed
$450,000 · Pezanowski G W & S R Tr (pt)
Feb 4, 2016
—
Ronald H Johnston
Johnston,ronald H
Quit Claim Deed
related
—
Aug 5, 2003
$28,000
Ronald H Johnston
Rose,kelly
Grant Deed
—
Dec 10, 2001
$20,000
Howard W Johnston
Johnston,richard T
Quit Claim Deed
related
—
Jun 13, 2001
$21,000
Ronald H Johnston
Johnston,terry D
Quit Claim Deed
related
—
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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