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Property profile & analytics
OFF-MARKET
Estimated value
$2,260,000
Office buildings
25749 Us Hwy 19th N Clearwater, FL 33763-2004
Entity Owned
14-yr Hold
~
Est. High Equity
Property ID
US18-2282341
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
11,218 SF
Lot
1.45 ac (62,957 SF)
APN
32-28-16-20204-000-0030
UPID
US18-2282341
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
-
Claire & Joe Winhoffer Realtors Coldwell Banker Residential Real Estate Real Estate Agency
-
Michael Perenich Injury Lawyer Law Firm
-
Ortho Integrative Medicine Institute Medical Group
-
Perenich Law Injury Attorneys Law Firm
-
Lin McNulty, REALTOR® Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.26M
Blend (final)
Blend
$2.26M
Owner & transaction history
Rlv Cypress Point LP · 14 yrs held
Rlv Cypress Point LP
since 2011
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Clearwater submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Clearwater 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
$2,575,000
Current use
RETAIL STORES
$2,330,000
Change: -10% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$2,320,000
Change: -10% · Conversion: Easy
WAREHOUSE, STORAGE
$2,285,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$2.26M
Range $2.03M – $2.49M · ±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
$201 / 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
$25,445
Tax year 2023
Assessed value
$1,320,000
Assessed 2023
Previous assessed
$1,225,000
+7.8% YoY
Effective rate
1.93%
On assessed value
Land market value
$485,533
Improvement market value
$834,467
Total market value
$1,320,000
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
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
AC.PACKAGE
Stories
2
Bathrooms
4
Total area
11,218 SF
Lot
1.45 ac (62,957 SF)
APN
32-28-16-20204-000-0030
UPID
US18-2282341
Jurisdiction
PINELLAS
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
$2.6M
RETAIL STORES
Est. value
$2.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.3M
WAREHOUSE, STORAGE
Est. value
$2.3M
OFFICE BUILDING Current
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
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
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
2
Bathrooms
4
Lot
1.45 ac
Current owner
From public records · entity-resolved
Rlv Cypress Point LP
Entity
Mailing address
25749 US HWY 19TH N STE #200, CLEARWATER, FL 33763-2004
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 14, 2019
—
Encipher LLC
—
Deed
related
$200,000 · Seacoast National Bank
May 17, 2019
—
Encipher LLC
—
Deed
related
$968,348 · Seacoast National Bank
Oct 19, 2011
$5,000
Rlv Cypress Point LP
Encipher LLC
Quit Claim Deed
related
—
Apr 5, 2010
$900,000
Encipher LLC
Wells Fargo Bk NA
Grant Deed
$672,500 · Jefferson Bank
—
—
Encipher LLC
—
Deed Of Trust
related
$72,000 · Jefferson Bank
—
—
Encipher LLC
—
Deed Of Trust
related
$270,000 · Jefferson 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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