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Property profile & analytics
OFF-MARKET
Estimated value
$6,800,000
Schools
3101 Progress Ln Saint Cloud, FL 34769-5519
Entity Owned
1-yr Hold
Free & Clear
Property ID
US18-7900261
Property profile
Verified
Property type
Schools
Use group
COLLEGE, UNIVERSITY, VOC SCHOOL
Year built
2015
Total area
22,768 SF
Lot
10.57 ac (460,429 SF)
Zoning code
SPUD
APN
1526300703000108F0
UPID
US18-7900261
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
$6.80M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.80M
Owner & transaction history
City Of St Cloud · 1 yrs held
City Of St Cloud
since 2024
Last sale
$6.8M
7 recorded transactions
Zoning & alternative use
SPUD · Saint Cloud, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.2M
+133.1%
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 Saint Cloud submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saint Cloud 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
$6,800,000
ML approach
$6,800,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,225,000
Change: +133% · Conversion: Difficult
Blend value · Realmo final
$6.80M
Range $6.12M – $7.48M · ±10% · vs last sale $6.80M (Sep 20 2024)
Last sale anchor
$6.80M
Sep 20 2024
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
$299 / 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
$63,697
Tax year 2023
Assessed value
$3,082,500
Assessed 2023
Previous assessed
$3,082,500
+0.0% YoY
Effective rate
2.07%
On assessed value
Assessed land
$1,124,600
Assessed improvement
$1,957,900
Land market value
$1,124,600
Improvement market value
$1,957,900
Total market value
$3,082,500
Applied tax rate
100.0000
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
Schools
Use group
COLLEGE, UNIVERSITY, VOC SCHOOL
Status
Off-Market
Year built
2015
Heating
YES
Cooling
AC.PACKAGE
Buildings
2
Stories
1
Total area
22,768 SF
Lot
10.57 ac (460,429 SF)
Zoning code
SPUD
APN
1526300703000108F0
UPID
US18-7900261
Jurisdiction
OSCEOLA
Zoning & alternative use
SPUD · Saint Cloud, FLZoning SPUD · permitted uses
SPUD · Saint Cloud, 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
COMMERCIAL (GENERAL)
Est. value
$4.2M
COMMERCIAL (GENERAL)
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
2015
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Lot
10.57 ac
Current owner
From public records · entity-resolved
City Of St Cloud
Entity
Free & Clear · 1 yrs held
Mailing address
1300 W 9TH ST STE #300, SAINT CLOUD, FL 34769-3339
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 20, 2024
$6,800,000
City Of St Cloud
Grhh Performance St Cloud LLC
Special Warranty Deed
—
Dec 30, 2021
$3,000,000
Gri Ih Performance St Cloud LLC
Aep Charter St Cloud LLC
Special Warranty Deed
—
Sep 23, 2020
—
Aep Charter St Cloud LLC
—
Deed
related
$174,000 · Us Bk
Jun 7, 2017
—
Aep Charter St Cloud LLC
—
Loan Modification
related
$410,000,000 · Keybank USA
Aug 9, 2016
—
Aep Charter St Cloud LLC
—
Deed
related
$9,575,000 · Keybank USA
Jul 26, 2016
$10,000,000
Aep Charter St Cloud LLC
Osceola Charter Holdings LLC
Warranty Deed
—
Sep 10, 2015
—
Osceola Charter Holdings LLC
American Charter Dev LLC
Quit Claim Deed
related
$5,000,000 · Fajibu Investments LLC
May 22, 2014
$1,579,500
American Charter Dev LLC
Stevens Plantation Improvement
Grant Deed
—
—
—
Aep Charter St Cloud LLC
—
Deed Of Trust
related
$9,575,000 · Keybank USA
—
—
Aep Charter St Cloud LLC
—
Deed Of Trust
related
$174,000 · Us Bk
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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