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Property profile & analytics
OFF-MARKET
Estimated value
$935,000
Outlet malls
3704 Berryhill Rd, Pace, FL 32571-8312
Entity Owned
12-yr Hold
Free & Clear
Property ID
US18-5470857
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2007
Construction
STEEL FRAME
Total area
10,425 SF
Lot
1.23 ac (53,448 SF)
Zoning code
HCD
APN
32-2N-29-0000-00122-0000
UPID
US18-5470857
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$977k
Blend (final)
Blend
$935k
Owner & transaction history
Realty Income Props 13 LLC · 12 yrs held
Realty Income Props 13 LLC
since 2014
6 recorded transactions
Zoning & alternative use
HCD · Pace, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.4M
+43.0%
Office building
$1.3M
+35.3%
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 Pace submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pace 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$970,000
Current use
COMMERCIAL (GENERAL)
$1,390,000
Change: +43% · Conversion: Easy
OFFICE BUILDING
$1,315,000
Change: +35% · Conversion: Easy
Blend value · Realmo final
$935k
Range $842k – $1.03M · ±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
$90 / 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
$10,438
Tax year 2023
Assessed value
$1,019,691
Assessed 2023
Previous assessed
$767,006
+32.9% YoY
Effective rate
1.02%
On assessed value
Assessed land
$139,484
Assessed improvement
$880,207
Land market value
$139,484
Improvement market value
$880,207
Total market value
$1,019,691
Applied tax rate
22.0000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
2007
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Rooms
2
Bathrooms
2
Total area
10,425 SF
Lot
1.23 ac (53,448 SF)
Zoning code
HCD
APN
32-2N-29-0000-00122-0000
UPID
US18-5470857
Jurisdiction
SANTA ROSA
Zoning & alternative use
HCD · Pace, FL
Zoning HCD · permitted uses
HCD · Pace, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pace. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$970,000
COMMERCIAL (GENERAL)
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.3M
RETAIL STORES Current
COMMERCIAL (GENERAL)
OFFICE 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
2007
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
2
Bathrooms
2
Lot
1.23 ac
Current owner
From public records · entity-resolved
Realty Income Props 13 LLC
Entity
Free & Clear · 12 yrs held
Mailing address
11995 EL CAMINO REAL, SAN DIEGO, CA 92130-2539
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 24, 2014
$1,120,892
Realty Income Props 13 LLC
Dolgencorp LLC
Grant Deed
—
Sep 21, 2012
—
Dolgencorp LLC
Retail Property Invs LLC
Quit Claim Deed
related
—
Sep 13, 2012
$865,574
Retail Property Invs LLC
Hufstetler Properties LLP
Grant Deed
related
—
Feb 15, 2012
—
Dolgencorp LLC
Retail Property Invs LLC
Quit Claim Deed
related
—
Feb 15, 2012
$865,674
Retail Property Invs LLC
Hufstetler Properties LLP
Grant Deed
—
Aug 16, 2006
$675,000
Properties LLP Hufstetler
Mapoles,h Byrd
Warranty Deed
$666,045 · Thomasville National Bank
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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