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Property profile & analytics
OFF-MARKET
Estimated value
$6,150,000
Hotels
2725 Graves Rd Tallahassee, FL 32303-2865
Entity Owned
18-yr Hold
Free & Clear
Property ID
US18-4831263
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
81,252 SF
Lot
3.65 ac (158,994 SF)
APN
21-15-20-406-001-0
UPID
US18-4831263
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
-
Bistro 27 at Holiday Inn Restaurant
-
Holiday Inn & Suites Tallahassee Conference Ctr N, an IHG Hotel Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.35M
Comparable Approach
Comparable
$6.96M
Blend (final)
Blend
$6.15M
Owner & transaction history
Tlhfs LLC · 18 yrs held
Tlhfs LLC
since 2007
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.9M
+63.6%
Medical building
$7.2M
+49.1%
Retail stores
$6.5M
+34.7%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$5,790,000
6.5%
$5,345,000
7%
$4,960,000
Alternative Use
Use
Estimation
HOTEL/MOTEL
$4,840,000
Current use
RESTAURANT
$7,920,000
Change: +64% · Conversion: Difficult
MEDICAL BUILDING
$7,220,000
Change: +49% · Conversion: Difficult
RETAIL STORES
$6,515,000
Change: +35% · Conversion: Difficult
Blend value · Realmo final
$6.15M
Range $5.54M – $6.77M · ±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
$76 / 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
$150,220
Tax year 2023
Assessed value
$8,179,544
Assessed 2023
Previous assessed
$6,908,889
+18.4% YoY
Effective rate
1.84%
On assessed value
Assessed land
$1,518,000
Assessed improvement
$6,661,544
Land market value
$1,518,000
Improvement market value
$6,661,544
Total market value
$8,179,544
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Buildings
1
Stories
6
Units
132
Total area
81,252 SF
Lot
3.65 ac (158,994 SF)
APN
21-15-20-406-001-0
UPID
US18-4831263
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
HOTEL/MOTEL Current
Est. value
$4.8M
RESTAURANT
Est. value
$7.9M
MEDICAL BUILDING
Est. value
$7.2M
RETAIL STORES
Est. value
$6.5M
HOTEL/MOTEL Current
RESTAURANT
MEDICAL BUILDING
RETAIL STORES
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
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
6
Buildings
1
Units
132
Lot
3.65 ac
Current owner
From public records · entity-resolved
Tlhfs LLC
Entity
Free & Clear · 18 yrs held
Mailing address
360 CORPORATE WAY #3, ORANGE PARK, FL 32073-6290
Ownership since
2007
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
Oct 2, 2017
—
Tlhfs LLC
—
Deed
related
$8,500,000 · Ameris Bk
Oct 29, 2007
$6,969,600
Tlhfs LLC
Murphco Of Florida INC
Grant Deed
—
—
—
Tlhfs LLC
—
Deed Of Trust
related
$8,500,000 · Ameris Bk
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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