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Property profile & analytics
OFF-MARKET
Estimated value
$7,580,000
Outlet malls
2412 Volusia Ave Orange City, FL 32763-7618
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-6168979
Property summary
AI-generated overview
Four Townes Shopping Center, located at 2412-2460 S Volusia Ave in Orange City, Florida (zip code 32763), offers exceptional retail opportunities in Volusia County. This established shopping center boasts a total of 100,883 square feet of retail space, with multiple tenancies available. Currently, there are 18,850 square feet of vacant space ready for immediate occupancy. Units range in size from a minimum of 1,400 square feet to a maximum contiguous space of 10,800 square feet, providing flexibility for various business needs. Six individual spaces are currently available for lease. The property is conveniently located and does not include elevators. This presents a unique chance to establish or expand your business in a thriving commercial area. The property's address is easily accessible and well-suited for attracting a high volume of customers. Serious inquiries are encouraged to explore the possibilities of securing a prime retail location within this established shopping center. Contact us today to learn more about lease terms and available spaces.
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1976
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
52,394 SF
Lot
18.91 ac (823,522 SF)
Zoning code
B4
APN
8015-00-00-0300
UPID
US18-6168979
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
-
ATM Atm
-
Big Lots Furniture & Home Goods Home Decor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.59M
Comparable Approach
Comparable
$7.50M
Blend (final)
Blend
$7.58M
Owner & transaction history
Millstone Commercial LLC · 7 yrs held
Millstone Commercial LLC
since 2019
3 recorded transactions
Zoning & alternative use
B4 · Orange City, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$10.9M
+17.6%
Medical building
$9.7M
+5.5%
Neighborhood: shopping center
$9.4M
+1.5%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$8,225,000
6.5%
$7,590,000
7%
$7,050,000
Alternative Use
Use
Estimation
RETAIL STORES
$9,240,000
Current use
WAREHOUSE, STORAGE
$10,865,000
Change: +18% · Conversion: Difficult
MEDICAL BUILDING
$9,745,000
Change: +5% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$9,380,000
Change: +2% · Conversion: Moderate
Blend value · Realmo final
$7.58M
Range $6.82M – $8.34M · ±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
$145 / 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
$158,866
Tax year 2023
Assessed value
$7,519,984
Assessed 2023
Previous assessed
$7,519,984
+0.0% YoY
Effective rate
2.11%
On assessed value
Assessed land
$3,083,969
Assessed improvement
$4,436,015
Land market value
$3,083,969
Improvement market value
$4,436,015
Total market value
$7,519,984
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1976
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
YES
Buildings
3
Stories
1
Bathrooms
30
Total area
52,394 SF
Lot
18.91 ac (823,522 SF)
Zoning code
B4
APN
8015-00-00-0300
UPID
US18-6168979
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
RETAIL STORES Current
Est. value
$9.2M
WAREHOUSE, STORAGE
Est. value
$10.9M
MEDICAL BUILDING
Est. value
$9.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$9.4M
RETAIL STORES Current
WAREHOUSE, STORAGE
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1976
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Bathrooms
30
Lot
18.91 ac
Current owner
From public records · entity-resolved
Millstone Commercial LLC
Entity
Mailing address
2792 MILLSTONE PLANTATION RD, TALLAHASSEE, FL 32312-3880
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
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
May 28, 2019
$10,000,000
Millstone Commercial LLC
Four Townes LLC
Trustees Deed
$7,500,000 · Miscellaneous Ins Co
Oct 7, 2009
$500,000
Cvs 3114 Fl LLC
Four Townes LLC
Grant Deed
—
Sep 14, 2009
—
Four Townes LLC
City National Bank Of Florida
Deed
—
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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