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Property profile & analytics
OFF-MARKET
Estimated value
$2,840,000
Office buildings
22051 Obrien Rd, Howey In The Hills, FL 34737-4613
Entity Owned
2-yr Hold
Free & Clear
Property ID
US18-2731167
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1989
Construction
CONCRETE BLOCKS
Total area
9,998 SF
Lot
75.5 ac (3,288,780 SF)
APN
10-21-25-0003-000-00700
UPID
US18-2731167
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
by Request
Comparable Approach
Comparable
$2.84M
Blend (final)
Blend
$2.84M
Owner & transaction history
Epg1 LLC · 2 yrs held
Epg1 LLC
since 2023
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.5M
+101.3%
Commercial (general)
$3.5M
+57.0%
Neighborhood: shopping center
$2.9M
+32.7%
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 Howey In The Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Howey In The Hills 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
$2,215,000
Current use
RESTAURANT
$4,455,000
Change: +101% · Conversion: Moderate
COMMERCIAL (GENERAL)
$3,475,000
Change: +57% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$2,940,000
Change: +33% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,340,000
Change: +6% · Conversion: Difficult
RETAIL STORES
$2,135,000
Change: -4% · Conversion: Moderate
Blend value · Realmo final
$2.84M
Range $2.56M – $3.12M · ±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
$284 / 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
$39,974
Tax year 2023
Assessed value
$1,986,555
Assessed 2023
Previous assessed
$1,757,864
+13.0% YoY
Effective rate
2.01%
On assessed value
Land market value
$701,952
Improvement market value
$1,284,603
Total market value
$1,986,555
Applied tax rate
3.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1989
Construction
CONCRETE BLOCKS
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Bathrooms
5
Total area
9,998 SF
Lot
75.5 ac (3,288,780 SF)
APN
10-21-25-0003-000-00700
UPID
US18-2731167
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
$2.2M
RESTAURANT
Est. value
$4.5M
COMMERCIAL (GENERAL)
Est. value
$3.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$2.3M
RETAIL STORES
Est. value
$2.1M
OFFICE BUILDING Current
RESTAURANT
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1989
Construction
CONCRETE BLOCKS
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Bathrooms
5
Lot
75.5 ac
Current owner
From public records · entity-resolved
Epg1 LLC
Entity
Free & Clear · 2 yrs held
Mailing address
111 S ARMENIA AVE STE #201, TAMPA, FL 33609-3337
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 15, 2023
$5,125,000
Epg1 LLC
Up Fieldgate Us Investments Bradsha
Special Warranty Deed
—
Sep 20, 2013
$1,457,000
Up Fieldgate Us Invs-bradshaw
Ceb Office LLC
Grant Deed
—
Dec 7, 2012
—
Ceb Office LLC
Bradshaw,charles E JR
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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