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Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Office buildings
3100 Cypress Gdns Rd, Winter Haven, FL 33884-2419
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-4063786
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1990
Total area
2,168 SF
Lot
0.32 ac (13,983 SF)
APN
262902000000013030
UPID
US18-4063786
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
$535k
CAP Approach
CAP
$435k
Comparable Approach
Comparable
$532k
Blend (final)
Blend
$515k
Owner & transaction history
Southern Oaks Commercial Realty LLC · 4 yrs held
Southern Oaks Commercial Realty LLC
since 2022
Last sale
$340,000
5 recorded transactions
Zoning & alternative use
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 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
$565,000
ML approach
$535,000
CAP Approach
CAP Return
Estimation
6%
$475,000
6.5%
$435,000
7%
$405,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$745,000
Current use
Blend value · Realmo final
$515k
Range $464k – $567k · ±10% · vs last sale $340k (Apr 6 2022)
Last sale anchor
$340k
Apr 6 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
$4,823
Tax year 2023
Assessed value
$288,747
Assessed 2023
Previous assessed
$222,815
+29.6% YoY
Effective rate
1.67%
On assessed value
Assessed land
$74,115
Assessed improvement
$214,632
Land market value
$74,115
Improvement market value
$214,632
Total market value
$288,747
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1990
Heating
NONE
Stories
1
Units
1
Total area
2,168 SF
Lot
0.32 ac (13,983 SF)
APN
262902000000013030
UPID
US18-4063786
Jurisdiction
POLK
Zoning & alternative use
Zoning · permitted uses
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
OFFICE BUILDING Current
Est. value
$745,000
OFFICE BUILDING Current
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
1990
Heating
NONE
Stories
1
Units
1
Lot
0.32 ac
Current owner
From public records · entity-resolved
Southern Oaks Commercial Realty LLC
Entity
Mailing address
3100 CYPRESS GDNS RD, WINTER HAVEN, FL 33884-2419
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 6, 2022
$340,000
Southern Oaks Commercial Realty LLC
Mary Irene O'keefe
Warranty Deed
$364,000 · Citizens Bank & Trust
Sep 14, 2020
—
Mary I O'keefe
—
Deed
related
$160,000 · Centerstate Bk NA
—
—
Mary I O'keefe
—
Deed Of Trust
related
$40,000 · Centerstate Bank Of Florida
—
—
Mary I O'keefe
—
Deed Of Trust
related
$160,000 · Centerstate Bk NA
—
—
Mary I O'keefe
—
Deed Of Trust
related
$30,000 · Centerstate Bank Of Florida
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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