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Property profile & analytics
OFF-MARKET
Estimated value
$10,490,000
Warehouses
2728 25th St, Sanford, FL 32771-3764
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US18-0965752
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2017
Construction
CONCRETE
Total area
91,820 SF
Lot
6.55 ac (285,318 SF)
APN
34-19-30-300-0120-0000
UPID
US18-0965752
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
-
All Aboard Storage Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$13.24M
Comparable Approach
Comparable
$11.66M
Blend (final)
Blend
$10.49M
Owner & transaction history
2728 West LLC · 5 yrs held
2728 West LLC
since 2020
Last sale
$9.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$14.9M
+2.2%
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 Sanford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sanford 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
$8,515,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$14,345,000
6.5%
$13,240,000
7%
$12,295,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$14,585,000
Current use
OFFICE BUILDING
$14,910,000
Change: +2% · Conversion: Difficult
RETAIL STORES
$12,720,000
Change: -13% · Conversion: Moderate
Blend value · Realmo final
$10.49M
Range $9.44M – $11.54M · ±10% · vs last sale $9.00M (Oct 7 2020)
Last sale anchor
$9.00M
Oct 7 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
$114 / 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
$134,623
Tax year 2023
Assessed value
$7,581,247
Assessed 2023
Previous assessed
$7,511,905
+0.9% YoY
Effective rate
1.78%
On assessed value
Land market value
$1,634,872
Improvement market value
$5,946,375
Total market value
$7,581,247
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
2017
Construction
CONCRETE
Heating
NONE
Stories
1
Bathrooms
1
Total area
91,820 SF
Lot
6.55 ac (285,318 SF)
APN
34-19-30-300-0120-0000
UPID
US18-0965752
Jurisdiction
SEMINOLE
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
WAREHOUSE, STORAGE Current
Est. value
$14.6M
OFFICE BUILDING
Est. value
$14.9M
RETAIL STORES
Est. value
$12.7M
WAREHOUSE, STORAGE Current
OFFICE 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
2017
Construction
CONCRETE
Heating
NONE
Stories
1
Bathrooms
1
Lot
6.55 ac
Current owner
From public records · entity-resolved
2728 West LLC
Entity
Mailing address
5111 S RIDGEWOOD AVE STE #201, PORT ORANGE, FL 32127-5170
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 7, 2020
$9,000,000
2728 West LLC
Prd Ss Sandford LLC
Special Warranty Deed
$8,000,000 · Vast Bank NA
Dec 7, 2016
—
Prd Ss Sanford LLC
—
Deed
related
$5,500,000 · Branch Bk&tr
May 19, 2016
$1,115,000
Prd Ss Sanford LLC
Sanford Commerce Center Ltd
Grant Deed
—
Sep 17, 2002
$225,000
Sanford Commerce Center Ltd
Family Worship Center Seminole
Grant Deed
—
—
—
Sanford Commerce Center Ltd
—
Deed Of Trust
related
$123,158 · Bankfirst
—
—
Prd Ss Sanford LLC
—
Deed Of Trust
related
$5,500,000 · Branch Bk&tr
—
—
Sanford Commerce Center Ltd
—
Deed Of Trust
related
$200,000 · Bankfirst
—
—
Charles T Best
—
Deed Of Trust
related
$40,000 · Citizens Federal Bank Fsb
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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