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Property profile & analytics
OFF-MARKET
Estimated value
$75,665,000
Apartment buildings
2701 Dunedin Cmns Pl, Dunedin, FL 34698
Entity Owned
6-yr Hold
Free & Clear
Property ID
US18-8390970
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2018
Construction
WOOD FRAME
Total area
296,448 SF
Lot
12.06 ac (525,495 SF)
APN
35-28-15-23228-000-0010
UPID
US18-8390970
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
by Request
Comparable Approach
Comparable
$80.10M
Blend (final)
Blend
$75.67M
Owner & transaction history
Westdale Dunedin LLC · 6 yrs held
Westdale Dunedin LLC
since 2020
Last sale
$62.5M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$122.8M
+12.9%
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 Dunedin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Dunedin 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
$93,140,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$108,745,000
Current use
AUTO REPAIR, GARAGE
$122,755,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$75.67M
Range $68.10M – $83.23M · ±10% · vs last sale $62.50M (Feb 20 2020)
Last sale anchor
$62.50M
Feb 20 2020
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
$255 / 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
$1,086,593
Tax year 2023
Assessed value
$62,000,000
Assessed 2023
Previous assessed
$60,750,000
+2.1% YoY
Effective rate
1.75%
On assessed value
Land market value
$14,083,109
Improvement market value
$47,916,891
Total market value
$62,000,000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
2018
Construction
WOOD FRAME
Heating
YES
Cooling
AC.PACKAGE
Buildings
2
Stories
4
Units
280
Bathrooms
488
Total area
296,448 SF
Lot
12.06 ac (525,495 SF)
APN
35-28-15-23228-000-0010
UPID
US18-8390970
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$108.7M
AUTO REPAIR, GARAGE
Est. value
$122.8M
APARTMENT HOUSE (5+ UNITS) Current
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
2018
Construction
WOOD FRAME
Heating
YES
Cooling
Yes
Stories
4
Buildings
2
Units
280
Bathrooms
488
Lot
12.06 ac
Current owner
From public records · entity-resolved
Westdale Dunedin LLC
Entity
Free & Clear · 6 yrs held
Mailing address
2424 RDG RD, ROCKWALL, TX 75087-5116
Ownership since
2020
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
Feb 20, 2020
$62,500,000
Westdale Dunedin LLC
Dunedin Commons LLC
Special Warranty Deed
—
May 2, 2019
—
Dunedin Commons LLC
—
Loan Modification
related
$44,500,000 · Berkadia Com'l Mtg
Sep 20, 2018
—
Dunedin Commons LLC
—
Grant Deed
related
$38,600,000 · Miscellaneous Ins Co
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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