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Property profile & analytics
OFF-MARKET
Estimated value
$865,000
Strip malls
3351 Gulf To Lk Hwy Inverness, FL 34453-3213
Individually Owned
3-yr Hold
Free & Clear
Property ID
US19-0666421
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1987
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,520 SF
Lot
0.3 ac (13,009 SF)
Zoning code
GNC GEN COMMERCIAL
APN
19E-19S-02-0010-00070-037.0
UPID
US19-0666421
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
-
Psychic readings by Angela Spiritual Center
-
Inhale Soap and Candle Company Home Decor Store Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$860k
CAP Approach
CAP
$610k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$865k
Owner & transaction history
Edward H Pechan · 3 yrs held
Edward H Pechan
since 2022
Last sale
$1.0M
2 recorded transactions
Zoning & alternative use
GNC GEN COMMERCIAL · Inverness, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$530,000
+120.5%
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 Inverness submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Inverness 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
$870,000
ML approach
$860,000
CAP Approach
CAP Return
Estimation
6%
$660,000
6.5%
$610,000
7%
$565,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$530,000
Change: +121% · Conversion: Difficult
Blend value · Realmo final
$865k
Range $779k – $952k · ±10% · vs last sale $1.00M (Aug 12 2022)
Last sale anchor
$1.00M
Aug 12 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
$343 / 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
$3,054
Tax year 2023
Assessed value
$182,920
Assessed 2023
Previous assessed
$172,470
+6.1% YoY
Effective rate
1.67%
On assessed value
Assessed land
$85,860
Assessed improvement
$97,060
Land market value
$85,860
Improvement market value
$97,060
Total market value
$182,920
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1987
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
YES
Stories
1
Bathrooms
3
Total area
2,520 SF
Lot
0.3 ac (13,009 SF)
Zoning code
GNC GEN COMMERCIAL
APN
19E-19S-02-0010-00070-037.0
UPID
US19-0666421
Jurisdiction
CITRUS
Zoning & alternative use
GNC GEN COMMERCIAL · Inverness, FL
Zoning GNC GEN COMMERCIAL · permitted uses
GNC GEN COMMERCIAL · Inverness, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Inverness. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING
Est. value
$530,000
MEDICAL 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
1987
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
3
Lot
0.3 ac
Current owner
From public records · entity-resolved
Edward H Pechan
Individual
Free & Clear · 3 yrs held
Mailing address
4066 E SHOREWOOD DR, HERNANDO, FL 34442-3860
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 12, 2022
—
Edward H Pechan
Edward H Pechan
Intrafamily Transfer
related
—
Jan 14, 2003
$1,000,000
Edward H Pechan
Largo Plaza INC
Grant Deed
$700,000 · Bank Of Inverness
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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