Individually Owned Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
8,910 SF
Lot
24.75 ac (1,078,110 SF)
Zoning code
RMF6
APN
09001-000-000
UPID
US18-5005938
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
-
Apartment Complex
-
Sports Field & Court Construction Company
-
Swimming Pool Hardware & Home Improvement
-
Gym & Fitness Center Sports Field & Court
-
Gym & Fitness Center
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$955k
CAP Approach
CAP
$1.21M
Comparable Approach
Comparable
$1.40M
Blend (final)
Blend
$1.19M
Owner & transaction history
1 recorded transaction
Zoning & alternative use
RMF6 · Gainesville, FL
Zoning description
Transects U1 Urban 1 U2 Urban 2 U3 Urban 3 U4 Urban 4 U5 Urban 5 U6 Urban 6 U7 Urban 7 U8 Urban 8 U9 Urban 9 DT Downtown Residential SF Single-Family RC Residential Conservation MH Mobile Home RMF-5 Single/Multi-Family R…
General category
RESIDENTIAL
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.
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.19M
Value range
$1.07M – $1.31M
±10% around blend
Estimated value / SF
$134 / SF
Confidence
Property data
100
Market benchmarks
67
Comparable evidence
60
$1.07M
blend $1.19M
$1.31M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
8,910 SF
Lot area
24.75 ac
Year built
1999
Stories
1
APN
09001-000-000
Zoning
RMF6
Assessed value
$29,700,000
Annual tax
$464,630
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.21M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.31M
@ 6.5% CAP return
$1.21M
@ 7% CAP return
$1.12M
4
Sales comparison
Partial preview
Sales approach indication
$1.40M
Range $287k – $1.40M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.19M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 53 sales
$886
-85%
County 57 sales
$785
-83%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $134/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
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Implied cap rate
8.20%
Implied, in-place cap rate for this high-rise multifamily apartments
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.20%
9.0%
NOI (est.)
$2.08M *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$25.35M
Move the market yield to see immediate price impact.
Value / SF
$2,846
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
7.70%8.20%8.70%
$1.87M
$24.30M
$22.82M
$21.51M
$2.08M
$27.00M
$25.35M
$23.90M
$2.29M
$29.70M
$27.89M
$26.29M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$464,630
Tax year 2023
Assessed value
$29,700,000
Assessed 2023
Previous assessed
$26,800,000
+10.8% YoY
Effective rate
1.56%
On assessed value
Assessed land
$6,708,377
Assessed improvement
$22,991,623
Land market value
$6,708,377
Improvement market value
$22,991,623
Total market value
$29,700,000
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
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Year built
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
25
Stories
1
Units
100
Rooms
12
Bathrooms
54
Total area
8,910 SF
Lot
24.75 ac (1,078,110 SF)
Zoning code
RMF6
APN
09001-000-000
UPID
US18-5005938
Jurisdiction
ALACHUA
Zoning & alternative use
RMF6 · Gainesville, FLZoning RMF6 · permitted uses
RMF6 · Gainesville, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
Transects U1 Urban 1 U2 Urban 2 U3 Urban 3 U4 Urban 4 U5 Urban 5 U6 Urban 6 U7 Urban 7 U8 Urban 8 U9 Urban 9 DT Downtown Residential SF Single-Family RC Residential Conservation MH Mobile Home RMF-5 Single/Multi-Family R…
General category
RESIDENTIAL
Building & site characteristics
From public records
Year built
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
25
Units
100
Rooms
12
Bathrooms
54
Lot
24.75 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
RMF6
RESIDENTIAL
Jurisdiction
Gainesville, FL
Recorded code
RMF6
Official district
RMF6
Official district profile
What the municipal code says about RMF6
Zoning description
Transects U1 Urban 1 U2 Urban 2 U3 Urban 3 U4 Urban 4 U5 Urban 5 U6 Urban 6 U7 Urban 7 U8 Urban 8 U9 Urban 9 DT Downtown Residential SF Single-Family RC Residential Conservation MH Mobile Home RMF-5 Single/Multi-Family R…
General category
RESIDENTIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for RMF6 in Gainesville, FL.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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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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