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Property profile & analytics
OFF-MARKET
Estimated value
$520,000
Retail space
3 Main Ave Lake Placid, FL 33852-1806
Entity Owned
20-yr Hold
Free & Clear
Property ID
US18-5262807
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1926
Construction
FRAME
Total area
3,800 SF
Lot
0.16 ac (6,816 SF)
Zoning code
C2
APN
P-36-36-29-130-0010-0100
UPID
US18-5262807
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
-
Mike's Barber Shop Barber Shop
-
Lake Placid Podiatry Medical Clinic
-
Pamela dolber Physician
-
Edward Jones - Financial Advisor: Cody R Higgins Financial Advisor
-
Edward Jones - Financial Advisor Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$550k
Comparable Approach
Comparable
$540k
Blend (final)
Blend
$520k
Owner & transaction history
Wheeler Farms INC · 20 yrs held
Wheeler Farms INC
since 2006
2 recorded transactions
Zoning & alternative use
C2 · Lake Placid, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$625,000
+8.7%
Office building
$620,000
+8.1%
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 Lake Placid submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake Placid 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%
$595,000
6.5%
$550,000
7%
$510,000
Alternative Use
Use
Estimation
RETAIL STORES
$575,000
Current use
MEDICAL BUILDING
$625,000
Change: +9% · Conversion: Difficult
OFFICE BUILDING
$620,000
Change: +8% · Conversion: Easy
WAREHOUSE, STORAGE
$505,000
Change: -12% · Conversion: Difficult
AUTO REPAIR, GARAGE
$470,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$520k
Range $468k – $572k · ±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
$137 / 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
$5,333
Tax year 2023
Assessed value
$318,648
Assessed 2023
Previous assessed
$283,885
+12.2% YoY
Effective rate
1.67%
On assessed value
Assessed land
$34,080
Assessed improvement
$284,568
Land market value
$34,080
Improvement market value
$284,568
Total market value
$318,648
Applied tax rate
50.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1926
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Rooms
5
Bathrooms
1
Total area
3,800 SF
Lot
0.16 ac (6,816 SF)
Zoning code
C2
APN
P-36-36-29-130-0010-0100
UPID
US18-5262807
Jurisdiction
HIGHLANDS
Zoning & alternative use
C2 · Lake Placid, FL
Zoning C2 · permitted uses
C2 · Lake Placid, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lake Placid. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$575,000
MEDICAL BUILDING
Est. value
$625,000
OFFICE BUILDING
Est. value
$620,000
WAREHOUSE, STORAGE
Est. value
$505,000
AUTO REPAIR, GARAGE
Est. value
$470,000
RETAIL STORES Current
MEDICAL BUILDING
OFFICE BUILDING
WAREHOUSE, STORAGE
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
1926
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
5
Bathrooms
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Wheeler Farms INC
Entity
Free & Clear · 20 yrs held
Mailing address
PO BOX 2715, LAKE PLACID, FL 33862-2715
Ownership since
2006
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 17, 2006
$456,000
Wheeler Farms INC
Clark,robert T
Warranty Deed
—
Jul 2, 2002
$66,000
Robert T Clark
Residential Services INC
Grant Deed
$66,000 · Big Lake National Bank
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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