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Property profile & analytics
OFF-MARKET
Estimated value
$4,985,000
Outlet malls
2667 Gulf To Lk Hwy Inverness, FL 34453
Entity Owned
7-yr Hold
Free & Clear
Property ID
US18-4189496
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1987
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
27,465 SF
Lot
20.99 ac (914,324 SF)
Zoning code
GNC GEN COMMERCIAL
APN
19E-19S-10-11200
UPID
US18-4189496
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.06M
Comparable Approach
Comparable
$6.41M
Blend (final)
Blend
$4.99M
Owner & transaction history
Citrus Center Clinton Hill LLC · 7 yrs held
Citrus Center Clinton Hill LLC
since 2018
3 recorded transactions
Zoning & alternative use
GNC GEN COMMERCIAL · Inverness, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.8M
+104.9%
Medical building
$5.8M
+52.0%
Office building
$4.9M
+28.9%
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 Inverness submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Inverness 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%
$4,400,000
6.5%
$4,060,000
7%
$3,770,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,815,000
Current use
RESTAURANT
$7,815,000
Change: +105% · Conversion: Easy
MEDICAL BUILDING
$5,800,000
Change: +52% · Conversion: Difficult
OFFICE BUILDING
$4,915,000
Change: +29% · Conversion: Easy
COMMERCIAL (GENERAL)
$4,595,000
Change: +21% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,425,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$4.99M
Range $4.49M – $5.48M · ±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
$182 / 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
$134,401
Tax year 2023
Assessed value
$7,686,740
Assessed 2023
Previous assessed
$7,438,540
+3.3% YoY
Effective rate
1.75%
On assessed value
Assessed land
$1,645,650
Assessed improvement
$6,041,090
Land market value
$1,645,650
Improvement market value
$6,041,090
Total market value
$7,686,740
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
1987
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
YES
Buildings
5
Stories
1
Units
12
Bathrooms
26
Total area
27,465 SF
Lot
20.99 ac (914,324 SF)
Zoning code
GNC GEN COMMERCIAL
APN
19E-19S-10-11200
UPID
US18-4189496
Jurisdiction
CITRUS
Zoning & alternative use
GNC GEN COMMERCIAL · Inverness, FL
Zoning GNC GEN COMMERCIAL · permitted uses
GNC GEN COMMERCIAL · Inverness, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Inverness. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$3.8M
RESTAURANT
Est. value
$7.8M
MEDICAL BUILDING
Est. value
$5.8M
OFFICE BUILDING
Est. value
$4.9M
COMMERCIAL (GENERAL)
Est. value
$4.6M
AUTO REPAIR, GARAGE
Est. value
$3.4M
RETAIL STORES Current
RESTAURANT
MEDICAL BUILDING
OFFICE BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1987
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Buildings
5
Units
12
Bathrooms
26
Lot
20.99 ac
Current owner
From public records · entity-resolved
Citrus Center Clinton Hill LLC
Entity
Free & Clear · 7 yrs held
Mailing address
55 5TH AVE, NEW YORK, NY 10003-4301
Ownership since
2018
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
Aug 3, 2018
$15,530,600
Citrus Center Clinton Hill LLC
Cmc Real Estate Program 1988 1 Ltd
Deed
—
Jun 12, 2014
—
Fargo Bk NA Wells
Keybank NA
Grant Deed
related
—
—
—
Cmc R & E Program 1988-1 Ltd
—
Loan Modification
related
$13,000,000 · Wells Fargo Bk #2014-c19 (ce)
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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