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Property profile & analytics
OFF-MARKET
Estimated value
$375,000
Retail space
3085 Cypress Gdns Rd Winter Haven, FL 33884-2260
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US18-1166764
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1986
Total area
4,600 SF
Lot
0.4 ac (17,250 SF)
Zoning code
C-2
APN
262835662640000882
UPID
US18-1166764
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
$375k
CAP Approach
CAP
$795k
Comparable Approach
Comparable
$754k
Blend (final)
Blend
$375k
Owner & transaction history
Consumer Management LLC · 10 yrs held
Consumer Management LLC
since 2016
7 recorded transactions
Zoning & alternative use
C-2 · Winter Haven, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zone name
Commercial Neighborhood
General category
COMMERCIAL
Zone area
39.87 ac
Source
Realmo
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 Winter Haven submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winter Haven 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
$375,000
CAP Approach
CAP Return
Estimation
6%
$860,000
6.5%
$795,000
7%
$740,000
Alternative Use
Use
Estimation
RETAIL STORES
$905,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$845,000
Change: -7% · Conversion: Moderate
WAREHOUSE, STORAGE
$830,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$375k
Range $338k – $413k · ±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
$82 / 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
$6,541
Tax year 2023
Assessed value
$366,448
Assessed 2023
Previous assessed
$355,779
+3.0% YoY
Effective rate
1.78%
On assessed value
Assessed land
$91,425
Assessed improvement
$275,023
Land market value
$91,425
Improvement market value
$275,023
Total market value
$366,448
Applied tax rate
92,000.0000
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
1986
Heating
NONE
Stories
1
Units
1
Total area
4,600 SF
Lot
0.4 ac (17,250 SF)
Zoning code
C-2
APN
262835662640000882
UPID
US18-1166764
Jurisdiction
POLK
Zoning & alternative use
C-2 · Winter Haven, FLZoning C-2 · permitted uses
C-2 · Winter Haven, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zone name
Commercial Neighborhood
General category
COMMERCIAL
Zone area
39.87 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$905,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$845,000
WAREHOUSE, STORAGE
Est. value
$830,000
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
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
1986
Heating
NONE
Stories
1
Units
1
Lot
0.4 ac
Current owner
From public records · entity-resolved
Consumer Management LLC
Entity
Mailing address
3087 CYPRESS GDNS RD, WINTER HAVEN, FL 33884-2260
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 15, 2018
—
Consumer Management LLC
—
Deed
related
$275,000 · Midflorida Cu
May 11, 2016
—
Consumer Management
—
Deed
related
$50,000 · Midflorida FCU
Jan 6, 2016
$300,000
Consumer Management LLC
Sears,kenneth E
Warranty Deed
$240,000 · Midflorida FCU
Sep 11, 2000
$182,500
Kenneth E Sears
Wood,john G
Grant Deed
$162,500 · Seller
—
—
Kenneth E Sears
—
Deed Of Trust
related
$162,500 · First Union National Bank
—
—
Consumer Management
—
Deed Of Trust
related
$50,000 · Midflorida FCU
—
—
Consumer Management LLC
—
Deed Of Trust
related
$275,000 · Midflorida Cu
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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