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Property profile & analytics
OFF-MARKET
Estimated value
$905,000
Strip malls
3850 Gulf To Lk Hwy Inverness, FL 34453-3251
Individually Owned
3-yr Hold
Free & Clear
Property ID
US18-2673937
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1973
Construction
STEEL FRAME
Total area
6,400 SF
Lot
1.23 ac (53,579 SF)
Zoning code
GNC GEN COMMERCIAL
APN
19E-19S-11-0030-00200-00A.0
UPID
US18-2673937
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
-
RAPID Device Repair Computer & Electronic Repair Tech Support Center
-
Color Me Wicked Adult Dvd Store Lingerie Store
-
Morgan Electric and Air Electrical Service General Contractor
-
RadioShack / Batteries Etc. Computer & Electronic Repair Tech Support Center
-
Pandora's Box Tobacco Shop (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$820k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$845k
Blend (final)
Blend
$905k
Owner & transaction history
Edward H Pechan · 3 yrs held
Edward H Pechan
since 2022
Last sale
$1.0M
4 recorded transactions
Zoning & alternative use
GNC GEN COMMERCIAL · Inverness, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.4M
+120.5%
Office building
$1.1M
+86.9%
Commercial (general)
$1.1M
+74.8%
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
$820,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$615,000
Current use
MEDICAL BUILDING
$1,350,000
Change: +121% · Conversion: Difficult
OFFICE BUILDING
$1,145,000
Change: +87% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,070,000
Change: +75% · Conversion: Easy
RETAIL STORES
$890,000
Change: +45% · Conversion: Easy
AUTO REPAIR, GARAGE
$800,000
Change: +30% · Conversion: Difficult
WAREHOUSE, STORAGE
$580,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$905k
Range $815k – $996k · ±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
$141 / 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
$10,435
Tax year 2023
Assessed value
$624,220
Assessed 2023
Previous assessed
$588,580
+6.1% YoY
Effective rate
1.67%
On assessed value
Assessed land
$286,050
Assessed improvement
$338,170
Land market value
$286,050
Improvement market value
$338,170
Total market value
$624,220
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
1973
Construction
STEEL FRAME
Heating
NONE
Cooling
YES
Buildings
3
Stories
1
Bathrooms
10
Total area
6,400 SF
Lot
1.23 ac (53,579 SF)
Zoning code
GNC GEN COMMERCIAL
APN
19E-19S-11-0030-00200-00A.0
UPID
US18-2673937
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$615,000
MEDICAL BUILDING
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$1.1M
RETAIL STORES
Est. value
$890,000
AUTO REPAIR, GARAGE
Est. value
$800,000
WAREHOUSE, STORAGE
Est. value
$580,000
NEIGHBORHOOD: SHOPPING CENTER Current
MEDICAL BUILDING
OFFICE BUILDING
COMMERCIAL (GENERAL)
RETAIL STORES
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
1973
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Bathrooms
10
Lot
1.23 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
4 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
Nov 5, 1999
$317,900
Largo Plaza INC
Piccione,michael
Quit Claim Deed
related
—
Apr 28, 1998
$310,000
Michael J Piccione
Anker,sol
Grant Deed
$220,000 · Amsouth Bank Florida
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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