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Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Warehouses
3991 Gulf To Lk Hwy Lecanto, FL 34461-9232
Entity Owned
14-yr Hold
Free & Clear
Property ID
US18-6157641
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
6,000 SF
Lot
2.06 ac (89,559 SF)
Zoning code
GNC GEN COMMERCIAL
APN
18E-19S-04-43322
UPID
US18-6157641
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
-
Daniel Haag Inc General Contractor
-
Rock Crusher Canyon Business Office Event Planning
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$785k
Comparable Approach
Comparable
$637k
Blend (final)
Blend
$625k
Owner & transaction history
Macvicar Real Estate LLC · 14 yrs held
Macvicar Real Estate LLC
since 2012
5 recorded transactions
Zoning & alternative use
GNC GEN COMMERCIAL · Lecanto, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.0M
+83.9%
Office building
$975,000
+79.0%
Retail stores
$835,000
+52.7%
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 Lecanto submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lecanto 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%
$850,000
6.5%
$785,000
7%
$730,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$545,000
Current use
COMMERCIAL (GENERAL)
$1,005,000
Change: +84% · Conversion: Difficult
OFFICE BUILDING
$975,000
Change: +79% · Conversion: Difficult
RETAIL STORES
$835,000
Change: +53% · Conversion: Moderate
AUTO REPAIR, GARAGE
$750,000
Change: +37% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$575,000
Change: +5% · Conversion: Moderate
Blend value · Realmo final
$625k
Range $563k – $688k · ±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
$104 / 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
$7,898
Tax year 2023
Assessed value
$496,040
Assessed 2023
Previous assessed
$453,070
+9.5% YoY
Effective rate
1.59%
On assessed value
Assessed land
$139,160
Assessed improvement
$356,880
Land market value
$139,160
Improvement market value
$356,880
Total market value
$496,040
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
YES
Stories
1
Bathrooms
2
Total area
6,000 SF
Lot
2.06 ac (89,559 SF)
Zoning code
GNC GEN COMMERCIAL
APN
18E-19S-04-43322
UPID
US18-6157641
Jurisdiction
CITRUS
Zoning & alternative use
GNC GEN COMMERCIAL · Lecanto, FL
Zoning GNC GEN COMMERCIAL · permitted uses
GNC GEN COMMERCIAL · Lecanto, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lecanto. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$545,000
COMMERCIAL (GENERAL)
Est. value
$1.0M
OFFICE BUILDING
Est. value
$975,000
RETAIL STORES
Est. value
$835,000
AUTO REPAIR, GARAGE
Est. value
$750,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$575,000
WAREHOUSE, STORAGE Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
2
Lot
2.06 ac
Current owner
From public records · entity-resolved
Macvicar Real Estate LLC
Entity
Free & Clear · 14 yrs held
Mailing address
PO BOX 2050, LECANTO, FL 34460-2050
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 13, 2012
$8,000
Macvicar Real Estate LLC
Ghost Dog Investments INC
Warranty Deed
—
Mar 24, 2011
$285,000
Macvicar Real Estate LLC
Brannen Bk
Warranty Deed
—
Oct 19, 2006
—
Ghost Dog Investments INC
—
Trustees Deed
related
$420,000 · Bank Of Inverness
May 13, 2005
$15,571
Ghost Dog Investments INC
Haag,daniel V & Mary I
Quit Claim Deed
related
—
Mar 18, 2004
$30,000
Daniel V Haag
Beville,david A
Grant Deed
$27,000 · Capital City 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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