Individually Owned Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,109 SF
Lot
2.39 ac (104,000 SF)
Zoning code
AS-1
APN
U3227191D3000000000350
UPID
US18-5320024
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$720k
CAP Approach
CAP
$445k
Comparable Approach
Comparable
$757k
Blend (final)
Blend
$655k
Owner & transaction history
since 2020
Last sale
$555,500
3 recorded transactions
Zoning & alternative use
AS-1 · Lutz, FL
Top alternative use upside
Neighborhood: shopping center
$760,000
+64.4%
Medical building
$680,000
+47.6%
Retail stores
$675,000
+46.8%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
7 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$655k
Value range
$590k – $721k
±10% around blend
Estimated value / SF
$211 / SF
Confidence
High
5 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
50
$590k
blend $655k
$721k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,109 SF
Lot area
2.39 ac
Year built
1965
Stories
1
APN
U3227191D3000000000350
Zoning
AS-1
Assessed value
$598,450
Annual tax
$9,810
3
Income approach: direct capitalization
Partial preview
Income approach indication
$445k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$480k
@ 6.5% CAP return
$445k
@ 7% CAP return
$410k
4
Sales comparison
Partial preview
Sales approach indication
$698k
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
21.3 mi away · 3,096 SF
21.5 mi away · 3,520 SF
21.8 mi away · 3,737 SF
22.5 mi away · 2,240 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$655k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 367 sales
$148
+42%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $211/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Neighborhood: Shopping Center
Gross theoretical uplift
+64%
vs current-use indication
Medical Building
Retail Stores
Commercial (general)
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
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Overview
Implied cap rate
4.40%
Implied, in-place cap rate for this warehouses
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.40%
9.0%
NOI (est.)
$39k *
Last sale · Dec 2020
$556k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$884k
Move the market yield to see immediate price impact.
Value / SF
$284
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
3.90%4.40%4.90%
$35k
$897k
$795k
$714k
$39k
$997k
$884k
$794k
$43k
$1.10M
$972k
$873k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$825k
8.2 mi · Dec 2025 · $258/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$9,810
Tax year 2023
Assessed value
$598,450
Assessed 2023
Previous assessed
$519,245
+15.3% YoY
Effective rate
1.64%
On assessed value
Assessed land
$366,860
Assessed improvement
$231,590
Land market value
$366,860
Improvement market value
$231,590
Total market value
$598,450
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
NONE
Buildings
4
Stories
1
Units
1
Rooms
1
Bathrooms
3
Total area
3,109 SF
Lot
2.39 ac (104,000 SF)
Zoning code
AS-1
APN
U3227191D3000000000350
UPID
US18-5320024
Jurisdiction
HILLSBOROUGH
Zoning & alternative use
AS-1 · Lutz, FLZoning AS-1 · permitted uses
AS-1 · Lutz, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Buildings
4
Units
1
Rooms
1
Bathrooms
3
Lot
2.39 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
AS-1
Jurisdiction
Lutz, FL
Recorded code
AS-1
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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