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Property profile & analytics
OFF-MARKET
Estimated value
$2,900,000
Manufacturing properties
205 Hbr Pl Goodland, FL 34140
Individually Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-5368536
Property profile
Verified
Property type
Manufacturing properties
Use group
FACTORY (MANUFACTURING)
Year built
1969
Total area
4,306 SF
Lot
0.39 ac (16,988 SF)
Zoning code
C-5-GZO
APN
46270160006
UPID
US18-5368536
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
$2.90M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.90M
Owner & transaction history
Gary Van Cleef · 2 yrs held
Gary Van Cleef
since 2024
Last sale
$2.9M
2 recorded transactions
Zoning & alternative use
C-5-GZO · Goodland, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.1M
+201.0%
Office building
$2.4M
+75.7%
Retail stores
$2.2M
+60.4%
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 Goodland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Goodland 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
$2,900,000
ML approach
$2,900,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,085,000
Change: +201% · Conversion: Difficult
OFFICE BUILDING
$2,385,000
Change: +76% · Conversion: Difficult
RETAIL STORES
$2,175,000
Change: +60% · Conversion: Moderate
Blend value · Realmo final
$2.90M
Range $2.61M – $3.19M · ±10% · vs last sale $2.90M (Jul 10 2024)
Last sale anchor
$2.90M
Jul 10 2024
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
$673 / 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
$3,767
Tax year 2023
Assessed value
$267,460
Assessed 2023
Previous assessed
$267,460
+0.0% YoY
Effective rate
1.41%
On assessed value
Land market value
$167,450
Improvement market value
$342,713
Total market value
$510,163
Applied tax rate
24.0000
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
Manufacturing properties
Use group
FACTORY (MANUFACTURING)
Status
Off-Market
Year built
1969
Heating
NONE
Stories
1
Total area
4,306 SF
Lot
0.39 ac (16,988 SF)
Zoning code
C-5-GZO
APN
46270160006
UPID
US18-5368536
Jurisdiction
COLLIER
Zoning & alternative use
C-5-GZO · Goodland, FLZoning C-5-GZO · permitted uses
C-5-GZO · Goodland, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$4.1M
OFFICE BUILDING
Est. value
$2.4M
RETAIL STORES
Est. value
$2.2M
COMMERCIAL (GENERAL)
OFFICE BUILDING
RETAIL STORES
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
1969
Heating
NONE
Stories
1
Lot
0.39 ac
Current owner
From public records · entity-resolved
Gary Van Cleef
Individual
Free & Clear · 2 yrs held
Mailing address
152 S BCH DR, MARCO ISLAND, FL 34145-1831
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 10, 2024
$2,900,000
Gary Van Cleef
Nicolette Rae Bauer
Warranty Deed
—
Sep 24, 2008
—
Bozicnik Raymond J Trust
Bozicnik,ray J
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.
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