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Property profile & analytics
FOR SALE
Office buildings
206 N 3Rd St Leesburg, FL 34748
Entity Owned
~
Est. High Equity
Property ID
US18-4526863
For Sale
1 / 40
$1,200,000
206 N 3Rd St, Leesburg, FL 34748
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Property summary
AI-generated overview
This exceptional 7,180 square foot office building is situated in the heart of downtown Leesburg, Florida, on a 0.28-acre lot. The property boasts over 20 private offices, a large conference room, a spacious break room, a secretarial pool area, a computer mechanics room, and ample file and storage space. Four bathrooms and two convenient rear access points enhance functionality. Parking is plentiful, with over 20 spaces available in a dedicated lot. The building is well-maintained and ready for immediate occupancy, offering a fantastic opportunity for businesses seeking a prime location in a thriving market. Leesburg's growth is fueled by nearby Beacon College, the UF Hospital, and numerous annual festivals, making this a strategic investment for expansion or portfolio diversification. The asking price is $1,200,000. This property is perfectly positioned to serve a wide range of professional uses, benefiting from the energy and accessibility of a downtown Leesburg address. The combination of ample space, convenient amenities, and a desirable location makes this an exceptional commercial real estate opportunity.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1959
Construction
CONCRETE BLOCKS
Total area
6,939 SF
Lot
0.28 ac (12,150 SF)
APN
26-19-24-2600-000-02403
UPID
US18-4526863
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
Current use
Occupant on record · Public records
-
Szuts Sue Ann CPA Accounting Firm Tax Preparation
-
Wetz & Associates, PA: Wetz Glenna G CPA Accounting Firm Tax Preparation
-
Hunt Jr Robert F CPA Accounting Firm Tax Preparation
-
Stormant Christi CPA Accounting Firm Tax Preparation
-
Hostetler Jennilee J CPA Accounting Firm Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$634k
Blend (final)
Blend
$765k
Owner & transaction history
Beacon College INC
Beacon College INC
since 2025
Last sale
$900,000
4 recorded transactions
Zoning & alternative use
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 Leesburg submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Leesburg 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
$990,000
Current use
RETAIL STORES
$955,000
Change: -4% · Conversion: Moderate
WAREHOUSE, STORAGE
$840,000
Change: -15% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$805,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$765k
Range $689k – $842k · ±10% · vs last sale $900k (Jul 3 2025)
Last sale anchor
$900k
Jul 3 2025
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
$110 / 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
$8,447
Tax year 2023
Assessed value
$499,928
Assessed 2023
Previous assessed
$455,704
+9.7% YoY
Effective rate
1.69%
On assessed value
Land market value
$88,944
Improvement market value
$410,984
Total market value
$499,928
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
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
1959
Construction
CONCRETE BLOCKS
Heating
NONE
Cooling
CENTRAL
Stories
1
Bathrooms
3
Total area
6,939 SF
Lot
0.28 ac (12,150 SF)
APN
26-19-24-2600-000-02403
UPID
US18-4526863
Jurisdiction
LAKE
Zoning & alternative use
Zoning · permitted uses
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
OFFICE BUILDING Current
Est. value
$990,000
RETAIL STORES
Est. value
$955,000
WAREHOUSE, STORAGE
Est. value
$840,000
INDUSTRIAL (GENERAL)
Est. value
$805,000
OFFICE BUILDING Current
RETAIL STORES
WAREHOUSE, STORAGE
INDUSTRIAL (GENERAL)
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
1959
Construction
CONCRETE BLOCKS
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
3
Lot
0.28 ac
Current owner
From public records · entity-resolved
Beacon College INC
Entity
Mailing address
206 N 3RD ST, LEESBURG, FL 34748-5106
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 3, 2025
$900,000
Beacon College INC
Third Street Ventures LLC
Warranty Deed
—
May 26, 2005
—
Brooks Wiley
Brooks,w T
Quit Claim Deed
related
—
—
—
Brooks Wiley
—
Deed Of Trust
related
$700,000 · United Southern Bank
—
—
Brooks Wiley
—
Deed Of Trust
related
$78,348 · Herbert P JR Young
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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