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Property profile & analytics
OFF-MARKET
Estimated value
$505,000
Office buildings
2557 Barrington Cir Tallahassee, FL 32308-3899
Individually Owned
1-yr Hold
Free & Clear
Property ID
US18-4856763
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2004
Construction
WOOD
Total area
2,578 SF
Lot
0.42 ac (18,295 SF)
APN
11-09-20-233-003-0
UPID
US18-4856763
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
-
Primesouth Properties Real Estate Agency
-
Eldridge Publishing Co Inc Publishing House
-
Centerville Conservation Sustainability Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$495k
CAP Approach
CAP
$520k
Comparable Approach
Comparable
$454k
Blend (final)
Blend
$505k
Owner & transaction history
Robert Leger · 1 yrs held
Robert Leger
since 2025
Last sale
$510,000
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$725,000
+71.0%
Commercial (general)
$550,000
+29.3%
Retail stores
$550,000
+29.2%
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 Tallahassee submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tallahassee 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
$495,000
ML approach
$495,000
CAP Approach
CAP Return
Estimation
6%
$565,000
6.5%
$520,000
7%
$485,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$425,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$725,000
Change: +71% · Conversion: Difficult
COMMERCIAL (GENERAL)
$550,000
Change: +29% · Conversion: Easy
RETAIL STORES
$550,000
Change: +29% · Conversion: Moderate
MEDICAL BUILDING
$430,000
Change: +2% · Conversion: Easy
Blend value · Realmo final
$505k
Range $455k – $556k · ±10% · vs last sale $510k (May 2 2025)
Last sale anchor
$510k
May 2 2025
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
$196 / 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
$5,875
Tax year 2023
Assessed value
$303,611
Assessed 2023
Previous assessed
$291,089
+4.3% YoY
Effective rate
1.94%
On assessed value
Assessed land
$68,317
Assessed improvement
$235,294
Land market value
$68,317
Improvement market value
$235,294
Total market value
$303,611
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2004
Construction
WOOD
Heating
YES
Cooling
YES
Buildings
1
Stories
1
Total area
2,578 SF
Lot
0.42 ac (18,295 SF)
APN
11-09-20-233-003-0
UPID
US18-4856763
Jurisdiction
LEON
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
$425,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$725,000
COMMERCIAL (GENERAL)
Est. value
$550,000
RETAIL STORES
Est. value
$550,000
MEDICAL BUILDING
Est. value
$430,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
RETAIL STORES
MEDICAL BUILDING
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
2004
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Buildings
1
Lot
0.42 ac
Current owner
From public records · entity-resolved
Robert Leger
Individual
Free & Clear · 1 yrs held
Mailing address
2557 BARRINGTON CIR, TALLAHASSEE, FL 32308-3899
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
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
May 2, 2025
$510,000
Robert Leger
D And M Partners Of Tallahassee LLC
Warranty Deed
—
Nov 13, 2018
$390,000
D And M Partners Tallahassee LLC
Calvert Properties LLC
Warranty Deed
$312,000 · Tc Federal Bank
Nov 17, 2011
$370,000
Calvert Properties LLC
Eldridge Publishing INC
Warranty Deed
—
Dec 20, 2004
$347,500
Eldridge Publishing INC
Elliott & Russell Dev INC
Warranty Deed
$347,500 · Tallahassee State Bank
—
—
Eldridge Publishing Co INC
—
Deed Of Trust
related
$100,000 · Tallahassee State Bank
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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