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Property profile & analytics
OFF-MARKET
Estimated value
$1,305,000
Outlet malls
3485 Lecanto Hwy Beverly Hills, FL 34465-3546
Individually Owned
11-yr Hold
Free & Clear
Property ID
US18-6256326
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2013
Construction
STEEL FRAME
Total area
8,320 SF
Lot
1.53 ac (66,516 SF)
Zoning code
PDR PLANNED DEVELOPMENT(S
APN
18E-18S-15-20000-001.0
UPID
US18-6256326
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
-
Dollar Tree Discount Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.23M
Comparable Approach
Comparable
$1.40M
Blend (final)
Blend
$1.31M
Owner & transaction history
Arcp Fd 2014 Slb Portfolio IV · 11 yrs held
Arcp Fd 2014 Slb Portfolio IV
since 2014
1 recorded transaction
Zoning & alternative use
PDR PLANNED DEVELOPMENT(S · Beverly Hills, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.8M
+52.0%
Commercial (general)
$1.4M
+20.5%
Office building
$1.4M
+17.3%
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 Beverly Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Beverly Hills 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
by Request
CAP Approach
CAP Return
Estimation
6%
$1,330,000
6.5%
$1,230,000
7%
$1,140,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,155,000
Current use
MEDICAL BUILDING
$1,755,000
Change: +52% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,390,000
Change: +21% · Conversion: Easy
OFFICE BUILDING
$1,355,000
Change: +17% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,035,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$1.31M
Range $1.17M – $1.44M · ±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
$157 / 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
$16,130
Tax year 2023
Assessed value
$999,000
Assessed 2023
Previous assessed
$999,000
+0.0% YoY
Effective rate
1.61%
On assessed value
Assessed land
$296,750
Assessed improvement
$702,250
Land market value
$296,750
Improvement market value
$702,250
Total market value
$999,000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
2013
Construction
STEEL FRAME
Heating
NONE
Cooling
YES
Stories
1
Bathrooms
2
Total area
8,320 SF
Lot
1.53 ac (66,516 SF)
Zoning code
PDR PLANNED DEVELOPMENT(S
APN
18E-18S-15-20000-001.0
UPID
US18-6256326
Jurisdiction
CITRUS
Zoning & alternative use
PDR PLANNED DEVELOPMENT(S · Beverly Hills, FLZoning PDR PLANNED DEVELOPMENT(S · permitted uses
PDR PLANNED DEVELOPMENT(S · Beverly Hills, 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
$1.2M
MEDICAL BUILDING
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.0M
RETAIL STORES Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
2013
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
2
Lot
1.53 ac
Current owner
From public records · entity-resolved
Arcp Fd 2014 Slb Portfolio IV
Individual
Free & Clear · 11 yrs held
Mailing address
500 VOLVO PKWY #300, CHESAPEAKE, VA 23320-1604
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 8, 2014
$1,464,300
Arcp Fd 2014 Slb Portfolio IV
Family Dollar Stores Of Fl INC
Grant Deed
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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