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Property profile & analytics
OFF-MARKET
Estimated value
$3,100,000
Drug stores
2105 13th St Saint Cloud, FL 34769-4206
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US18-9172359
Property profile
Verified
Property type
Drug stores
Use group
DRUG STORE, PHARMACY
Year built
2002
Total area
10,940 SF
Lot
1.68 ac (73,181 SF)
Zoning code
SHB
APN
12630000102540030
UPID
US18-9172359
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
$3.31M
Comparable Approach
Comparable
$3.90M
Blend (final)
Blend
$3.10M
Owner & transaction history
Arc Cvscdfl001 LLC · 13 yrs held
Arc Cvscdfl001 LLC
since 2013
4 recorded transactions
Zoning & alternative use
SHB · Saint Cloud, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$3.9M
+40.0%
Auto repair, garage
$3.7M
+34.6%
Neighborhood: shopping center
$3.2M
+13.7%
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 Saint Cloud submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saint Cloud 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%
$3,580,000
6.5%
$3,305,000
7%
$3,070,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,775,000
Current use
WAREHOUSE, STORAGE
$3,885,000
Change: +40% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,740,000
Change: +35% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,160,000
Change: +14% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$2,845,000
Change: +2% · Conversion: Difficult
OFFICE BUILDING
$2,755,000
Change: -1% · Conversion: Easy
Blend value · Realmo final
$3.10M
Range $2.79M – $3.41M · ±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
$283 / 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
$41,269
Tax year 2023
Assessed value
$3,427,900
Assessed 2023
Previous assessed
$3,427,900
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$838,900
Assessed improvement
$2,589,000
Land market value
$838,900
Improvement market value
$2,589,000
Total market value
$3,427,900
Applied tax rate
100.0000
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
Drug stores
Use group
DRUG STORE, PHARMACY
Status
Off-Market
Year built
2002
Heating
YES
Cooling
AC.PACKAGE
Stories
1
Rooms
7
Bathrooms
1
Total area
10,940 SF
Lot
1.68 ac (73,181 SF)
Zoning code
SHB
APN
12630000102540030
UPID
US18-9172359
Jurisdiction
OSCEOLA
Zoning & alternative use
SHB · Saint Cloud, FL
Zoning SHB · permitted uses
SHB · Saint Cloud, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saint Cloud. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.8M
WAREHOUSE, STORAGE
Est. value
$3.9M
AUTO REPAIR, GARAGE
Est. value
$3.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.2M
INDUSTRIAL (GENERAL)
Est. value
$2.8M
OFFICE BUILDING
Est. value
$2.8M
RETAIL STORES Current
WAREHOUSE, STORAGE
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (GENERAL)
OFFICE 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
2002
Heating
YES
Cooling
Yes
Stories
1
Rooms
7
Bathrooms
1
Lot
1.68 ac
Current owner
From public records · entity-resolved
Arc Cvscdfl001 LLC
Entity
Mailing address
PO BOX 460369, HOUSTON, TX 77056-8369
Ownership since
2013
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
Apr 24, 2013
$26,600
Arc Cvscdfl001 LLC
Preib St Cloud LLC
Grant Deed
—
Jul 6, 2005
$3,700,000
Prieb Cvs St Cloud LLC
Crystal Holdings LLC
Warranty Deed
—
May 2, 2002
$475,000
13 Vermont LLC
Cleghorn,thomas J
Grant Deed
—
Feb 11, 1997
—
Osceola County
Cleghorn,thomas J
Grant 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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