Entity Owned Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2013
Total area
4,374 SF
Lot
2.11 ac (91,924 SF)
Zoning code
00C2
APN
32-26-19-0000-01200-0000
UPID
US18-5011507
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Physician
-
Tutoring Service
-
Physician
-
Take-out & Catering Catering Service
-
Nail Salon
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$425k
CAP Approach
CAP
$660k
Comparable Approach
Comparable
$698k
Blend (final)
Blend
$595k
Owner & transaction history
since 2011
3 recorded transactions
Zoning & alternative use
00C2 · Lutz, FL
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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 4 comparables with addresses
2 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
$595k
Value range
$536k – $655k
±10% around blend
Estimated value / SF
$136 / SF
Confidence
Low
4 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
40
$536k
blend $595k
$655k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,374 SF
Lot area
2.11 ac
Year built
2013
Stories
1
APN
32-26-19-0000-01200-0000
Zoning
00C2
Assessed value
$3,219,065
Annual tax
$52,005
3
Income approach: direct capitalization
Partial preview
Income approach indication
$660k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$715k
@ 6.5% CAP return
$660k
@ 7% CAP return
$615k
4
Sales comparison
Partial preview
Sales approach indication
$967k
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
15.3 mi away · 3,210 SF
15.6 mi away · 4,967 SF
20.2 mi away · 3,772 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$595k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 209 sales
$252
-46%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $136/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
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 · 4 sales
Market rates by use type
PDF export
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$3.22M
Move the market yield to see immediate price impact.
Value / SF
$736
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
5.00%7.00%9.00%
$203k
$4.06M
$2.90M
$2.25M
$225k
$4.51M
$3.22M
$2.50M
$248k
$4.96M
$3.54M
$2.75M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$1.55M
12.5 mi · Feb 2026 · $383/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$52,005
Tax year 2023
Assessed value
$3,219,065
Assessed 2023
Previous assessed
$3,263,927
-1.4% YoY
Effective rate
1.62%
On assessed value
Assessed land
$1,424,810
Assessed improvement
$1,794,255
Land market value
$1,424,810
Improvement market value
$1,794,255
Total market value
$3,219,065
Applied tax rate
3,600.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2013
Heating
FORCED AIR
Cooling
AC.PACKAGE
Buildings
7
Stories
1
Units
1200
Bathrooms
8
Total area
4,374 SF
Lot
2.11 ac (91,924 SF)
Zoning code
00C2
APN
32-26-19-0000-01200-0000
UPID
US18-5011507
Jurisdiction
PASCO
Zoning & alternative use
00C2 · Lutz, FLZoning 00C2 · permitted uses
00C2 · 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
2013
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
7
Units
1200
Bathrooms
8
Lot
2.11 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
00C2
Jurisdiction
Lutz, FL
Recorded code
00C2
Ownership Intelligence
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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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