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Property profile & analytics
OFF-MARKET
Estimated value
$680,000
Retail space
302 Hickpochee Ave Labelle, FL 33935-4755
Entity Owned
4-yr Hold
Free & Clear
Property ID
US18-2108063
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1983
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,960 SF
Lot
0.31 ac (13,504 SF)
Zoning code
LB-B-2
APN
2 29 43 02 400 0002-005.2
UPID
US18-2108063
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
-
Capital Pawn - LaBelle Discount Store (Bike/Boat/Book/etc) Store
-
LibertyX Bitcoin ATM Atm
-
Sud's Car Wash Car Wash
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$615k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$680k
Owner & transaction history
Brighton 11th St LLC · 4 yrs held
Brighton 11th St LLC
since 2022
Last sale
$720,000
4 recorded transactions
Zoning & alternative use
LB-B-2 · Labelle, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$785,000
+70.6%
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 Labelle submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Labelle 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
$660,000
ML approach
$615,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$460,000
Current use
WAREHOUSE, STORAGE
$785,000
Change: +71% · Conversion: Difficult
OFFICE BUILDING
$450,000
Change: -2% · Conversion: Easy
Blend value · Realmo final
$680k
Range $612k – $748k · ±10% · vs last sale $720k (May 3 2022)
Last sale anchor
$720k
May 3 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
$230 / 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
$5,215
Tax year 2023
Assessed value
$221,558
Assessed 2023
Previous assessed
$208,885
+6.1% YoY
Effective rate
2.35%
On assessed value
Assessed land
$130,268
Assessed improvement
$91,290
Land market value
$130,268
Improvement market value
$91,290
Total market value
$221,558
Applied tax rate
10.0000
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
1983
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
NONE
Stories
1
Total area
2,960 SF
Lot
0.31 ac (13,504 SF)
Zoning code
LB-B-2
APN
2 29 43 02 400 0002-005.2
UPID
US18-2108063
Jurisdiction
HENDRY
Zoning & alternative use
LB-B-2 · Labelle, FLZoning LB-B-2 · permitted uses
LB-B-2 · Labelle, FL
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
RETAIL STORES Current
Est. value
$460,000
WAREHOUSE, STORAGE
Est. value
$785,000
OFFICE BUILDING
Est. value
$450,000
RETAIL STORES Current
WAREHOUSE, STORAGE
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
1983
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.31 ac
Current owner
From public records · entity-resolved
Brighton 11th St LLC
Entity
Free & Clear · 4 yrs held
Mailing address
1015 TIVOLI DR, NAPLES, FL 34104-0863
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 3, 2022
$720,000
Brighton 11th St LLC
302 Hickpochee LLC
Special Warranty Deed
—
Mar 14, 2013
—
302 Hickpochee LLC
Capital Pawn INC
Warranty Deed
—
Mar 12, 2004
$135,000
Capital Pawn INC
Labelle Pawn INC
Warranty Deed
related
—
—
—
Capital Pawn II Of Florida LLC
—
Deed Of Trust
related
$1,249,900 · Macquarie Us Trading LLC
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.
Try Rey
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