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Property profile & analytics
OFF-MARKET
Estimated value
$1,345,000
High-rise multifamily apartments
2841 13th St Gainesville, FL 32608-2085
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-6094657
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
1998
Construction
WOOD
Total area
14,856 SF
Lot
10.85 ac (472,626 SF)
Zoning code
PD
APN
15612-001-002
UPID
US18-6094657
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
-
For All Athletics LLC Gym & Fitness Center
-
Tivoli Apartments in Gainesville Apartment Complex
-
Tanglewood Basketball Court Sports Field & Court Construction Company
-
Bivens Cove Basketball Court Sports Field & Court Construction Company
-
Swimming Pool Swimming Pool Hardware & Home Improvement
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.49M
Blend (final)
Blend
$1.35M
Owner & transaction history
Tivoli Associates Ltd · 7 yrs held
Tivoli Associates Ltd
since 2019
2 recorded transactions
Zoning & alternative use
PD · Gainesville, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Gainesville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gainesville 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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.35M
Range $1.21M – $1.48M · ±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
$91 / 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
$320,349
Tax year 2023
Assessed value
$15,039,700
Assessed 2023
Previous assessed
$12,600,000
+19.4% YoY
Effective rate
2.13%
On assessed value
Assessed land
$2,030,460
Assessed improvement
$13,009,240
Land market value
$2,030,460
Improvement market value
$13,009,240
Total market value
$15,039,700
Applied tax rate
3,600.0000
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
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Year built
1998
Construction
WOOD
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
12
Stories
3
Units
100
Rooms
12
Bathrooms
52
Total area
14,856 SF
Lot
10.85 ac (472,626 SF)
Zoning code
PD
APN
15612-001-002
UPID
US18-6094657
Jurisdiction
ALACHUA
Zoning & alternative use
PD · Gainesville, FL
Zoning PD · permitted uses
PD · Gainesville, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gainesville. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1998
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
12
Units
100
Rooms
12
Bathrooms
52
Lot
10.85 ac
Current owner
From public records · entity-resolved
Tivoli Associates Ltd
Entity
Mailing address
2801 SW ARCHER RD, GAINESVILLE, FL 32608-1020
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 28, 2019
—
Tivoli Associates Ltd
—
Grant Deed
related
$6,069,021 · United Of Omaha Life Ins Co
—
—
Tivoli Assocs Ltd Of Gainesville
—
Loan Modification
related
$6,628,670 · Compass 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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