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Property profile & analytics
OFF-MARKET
Estimated value
$11,005,000
Warehouses
28925 State Rd 54 Wesley Chapel, FL 33543-3218
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-2261931
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2000
Total area
46,200 SF
Lot
4.18 ac (182,201 SF)
Zoning code
00C2
APN
07-26-20-0000-00100-0081
UPID
US18-2261931
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
$10.01M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$10.31M
Blend (final)
Blend
$11.01M
Owner & transaction history
Life Storage LP · 4 yrs held
Life Storage LP
since 2022
Last sale
$14.4M
3 recorded transactions
Zoning & alternative use
00C2 · Wesley Chapel, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$9.7M
+51.9%
Commercial (general)
$8.1M
+26.2%
Office building
$6.8M
+6.8%
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 Wesley Chapel submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wesley Chapel 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
$10,005,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$9,720,000
Change: +52% · Conversion: Difficult
COMMERCIAL (GENERAL)
$8,075,000
Change: +26% · Conversion: Difficult
OFFICE BUILDING
$6,835,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$11.01M
Range $9.90M – $12.11M · ±10% · vs last sale $14.43M (Jan 12 2022)
Last sale anchor
$14.43M
Jan 12 2022
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
$238 / 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
$179,662
Tax year 2023
Assessed value
$10,442,424
Assessed 2023
Previous assessed
$10,577,291
-1.3% YoY
Effective rate
1.72%
On assessed value
Assessed land
$1,036,642
Assessed improvement
$9,405,782
Land market value
$1,036,642
Improvement market value
$9,405,782
Total market value
$10,442,424
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
2000
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
7
Stories
2
Units
1200
Bathrooms
3
Total area
46,200 SF
Lot
4.18 ac (182,201 SF)
Zoning code
00C2
APN
07-26-20-0000-00100-0081
UPID
US18-2261931
Jurisdiction
PASCO
Zoning & alternative use
00C2 · Wesley Chapel, FL
Zoning 00C2 · permitted uses
00C2 · Wesley Chapel, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Wesley Chapel. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING
Est. value
$9.7M
COMMERCIAL (GENERAL)
Est. value
$8.1M
OFFICE BUILDING
Est. value
$6.8M
MEDICAL BUILDING
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
2000
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
7
Units
1200
Bathrooms
3
Lot
4.18 ac
Current owner
From public records · entity-resolved
Life Storage LP
Entity
Mailing address
PO BOX 71870, SALT LAKE CITY, UT 84171-0870
Ownership since
2022
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
Jan 12, 2022
$14,426,250
Life Storage LP
Nagel Holdings LLC
Special Warranty Deed
—
Oct 7, 2019
—
54/41 Storage LLC
—
Loan Modification
related
$167,200,000 · Wells Fargo Bk
Nov 5, 2004
$5,157,300
Nagel Holdings LLC
Metro Storage LLC
Grant Deed
related
$44,000,000 · Barclays Capital R E INC
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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