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Property profile & analytics
OFF-MARKET
Estimated value
$1,260,000
Investment properties
2290 Volusia Ave Orange City, FL 32763-7649
Entity Owned
Free & Clear
Property ID
US18-5554383
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1970
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
9,167 SF
Lot
1.11 ac (48,447 SF)
Zoning code
B4
APN
8014-21-00-0030
UPID
US18-5554383
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
-
All Tan Inc Tanning Salon
-
Morgan Law, P.A. - Orange City, FL Law Firm
-
The Power of Math Tutoring Service
-
Carl G. Austin, MA LMHC Psychotherapist
-
Volusia County, Florida Personal Injury Attorneys Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.20M
CAP Approach
CAP
$1.74M
Comparable Approach
Comparable
$1.34M
Blend (final)
Blend
$1.26M
Owner & transaction history
Lake Sawyer Investments LLC
Lake Sawyer Investments LLC
since 2026
Last sale
$1.2M
5 recorded transactions
Zoning & alternative use
B4 · Orange City, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.9M
+62.7%
Medical building
$1.7M
+46.0%
Neighborhood: shopping center
$1.6M
+40.5%
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 Orange City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Orange City 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
$1,325,000
ML approach
$1,195,000
CAP Approach
CAP Return
Estimation
6%
$1,885,000
6.5%
$1,740,000
7%
$1,620,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,170,000
Current use
WAREHOUSE, STORAGE
$1,900,000
Change: +63% · Conversion: Difficult
MEDICAL BUILDING
$1,705,000
Change: +46% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,640,000
Change: +41% · Conversion: Difficult
RETAIL STORES
$1,615,000
Change: +38% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,190,000
Change: +2% · Conversion: Moderate
Blend value · Realmo final
$1.26M
Range $1.13M – $1.39M · ±10% · vs last sale $1.17M (Sep 22 2021)
Last sale anchor
$1.17M
Sep 22 2021
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
$137 / 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
$22,086
Tax year 2023
Assessed value
$1,076,876
Assessed 2023
Previous assessed
$994,815
+8.2% YoY
Effective rate
2.05%
On assessed value
Assessed land
$253,024
Assessed improvement
$823,852
Land market value
$253,024
Improvement market value
$823,852
Total market value
$1,076,876
Applied tax rate
14.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1970
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
YES
Stories
1
Bathrooms
8
Total area
9,167 SF
Lot
1.11 ac (48,447 SF)
Zoning code
B4
APN
8014-21-00-0030
UPID
US18-5554383
Jurisdiction
VOLUSIA
Zoning & alternative use
B4 · Orange City, FL
Zoning B4 · permitted uses
B4 · Orange City, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Orange City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$1.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.6M
RETAIL STORES
Est. value
$1.6M
INDUSTRIAL (GENERAL)
Est. value
$1.2M
COMMERCIAL (GENERAL) Current
WAREHOUSE, STORAGE
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1970
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
8
Lot
1.11 ac
Current owner
From public records · entity-resolved
Lake Sawyer Investments LLC
Entity
Free & Clear · 0 yrs held
Mailing address
3340 CEDAR GLN WAY, SAINT AUGUSTINE, FL 32086-4302
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 17, 2026
$1,250,000
Lake Sawyer Investments LLC
James W Norris Declaration Of Trust
Warranty Deed
—
Sep 22, 2021
$1,170,000
James W Norris
Nicholas J Pastis
Deed
—
Oct 18, 2010
—
Pastis Nicholas J Trust
Pastis,nicholas J & Maritsa C
Quit Claim Deed
related
—
Nov 17, 1998
$510,000
Nicholas J Pastis
Cowan,georgia L
Grant Deed
—
—
—
Nicholas J Pastis
—
Deed Of Trust
related
$129,595 · Suntrust Bank Central Florida
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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