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Property profile & analytics
OFF-MARKET
Estimated value
$1,025,000
Commercial land
3680 Stringfellow Rd Saint James City, FL 33956-2350
Entity Owned
13-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-3358212
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
3 ac (130,549 SF)
Zoning code
C-1
APN
35-45-22-00-01002.0030
UPID
US18-3358212
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
$1.13M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.03M
Owner & transaction history
Florida Properties III LLC · 13 yrs held
Florida Properties III LLC
since 2012
Last sale
$925,000
7 recorded transactions
Zoning & alternative use
C-1 · Saint James City, FL
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 Saint James City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saint James City 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
$1,125,000
ML approach
$1,125,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.03M
Range $923k – $1.13M · ±10% · vs last sale $925k (Jan 9 2020)
Last sale anchor
$925k
Jan 9 2020
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
—
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
$6,166
Tax year 2023
Assessed value
$826,375
Assessed 2023
Previous assessed
$652,745
+26.6% YoY
Effective rate
0.75%
On assessed value
Assessed land
$826,375
Land market value
$826,375
Total market value
$826,375
Applied tax rate
27.0000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
3 ac (130,549 SF)
Zoning code
C-1
APN
35-45-22-00-01002.0030
UPID
US18-3358212
Jurisdiction
LEE
Zoning & alternative use
C-1 · Saint James City, FL
Zoning C-1 · permitted uses
C-1 · Saint James City, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saint James City. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Lot
3 ac
Current owner
From public records · entity-resolved
Florida Properties III LLC
Entity
Free & Clear · 13 yrs held
Mailing address
5700 CASTLEGATE AVE, DAVIE, FL 33331-3265
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
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 14, 2012
$475,300
Florida Properties III LLC
Thieman Ents LLC Coc
Trustees Deed
related
—
Aug 19, 2009
—
Thieman Ents LLC
—
Grant Deed
related
$19,687,643 · First National Bank Pa
Mar 2, 2007
—
Thieman Ents LLC
Owen Bay LLC
Warranty Deed
—
Nov 7, 2005
$3,000,000
Owen Bay LLC
Gulf Gateway Ents LLC
Warranty Deed
—
Jan 23, 2004
—
Eckerty,thomas G Tr
Colosimo,james R
Quit Claim Deed
related
—
Jan 23, 2004
$662,400
Gulf Gateway Ents LLC
Eckerty,thomas G
Warranty Deed
$500,000 · Eckerty Thomas G (te)
—
—
Thieman Ents LLC
—
Deed Of Trust
related
$4,000,000 · First National Bank Pa
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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