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Property profile & analytics
OFF-MARKET
Estimated value
$670,000
Auto shops
4020 Hwy 90, Pace, FL 32571-1918
Entity Owned
4-yr Hold
Free & Clear
Property ID
US18-3578595
Property profile
Verified
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Year built
1991
Construction
STEEL FRAME
Total area
6,689 SF
Lot
1.06 ac (45,956 SF)
Zoning code
HCD
APN
16-1N-29-0000-11000-0000
UPID
US18-3578595
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
$505k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$620k
Blend (final)
Blend
$670k
Owner & transaction history
Vannoys Tires INC · 4 yrs held
Vannoys Tires INC
since 2021
Last sale
$800,000
3 recorded transactions
Zoning & alternative use
HCD · Pace, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$820,000
+75.3%
Office building
$810,000
+72.9%
Warehouse, storage
$585,000
+25.4%
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
$620,000
ML approach
$505,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$470,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$820,000
Change: +75% · Conversion: Difficult
OFFICE BUILDING
$810,000
Change: +73% · Conversion: Difficult
WAREHOUSE, STORAGE
$585,000
Change: +25% · Conversion: Easy
RETAIL STORES
$460,000
Change: -1% · Conversion: Difficult
MEDICAL BUILDING
$445,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$670k
Range $603k – $737k · ±10% · vs last sale $800k (Dec 27 2021)
Last sale anchor
$800k
Dec 27 2021
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
$100 / 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
$8,580
Tax year 2023
Assessed value
$680,646
Assessed 2023
Previous assessed
$579,229
+17.5% YoY
Effective rate
1.26%
On assessed value
Assessed land
$331,795
Assessed improvement
$348,851
Land market value
$331,795
Improvement market value
$348,851
Total market value
$680,646
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
Auto shops
Use group
AUTO REPAIR, GARAGE
Status
Off-Market
Year built
1991
Construction
STEEL FRAME
Heating
NONE
Cooling
NONE
Buildings
3
Stories
1
Rooms
3
Bathrooms
3
Total area
6,689 SF
Lot
1.06 ac (45,956 SF)
Zoning code
HCD
APN
16-1N-29-0000-11000-0000
UPID
US18-3578595
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
AUTO REPAIR, GARAGE Current
Est. value
$470,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$820,000
OFFICE BUILDING
Est. value
$810,000
WAREHOUSE, STORAGE
Est. value
$585,000
RETAIL STORES
Est. value
$460,000
MEDICAL BUILDING
Est. value
$445,000
AUTO REPAIR, GARAGE Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
WAREHOUSE, STORAGE
RETAIL STORES
MEDICAL 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
1991
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Rooms
3
Bathrooms
3
Lot
1.06 ac
Current owner
From public records · entity-resolved
Vannoys Tires INC
Entity
Free & Clear · 4 yrs held
Mailing address
2252 W MICHIGAN AVE, PENSACOLA, FL 32526-2379
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 27, 2021
$800,000
Vannoys Tires INC
Advanced Tire Service Center INC
Warranty Deed
—
Dec 27, 2021
—
Advanced Tires And Service Center I
Charles T English
Quit Claim Deed
related
—
Jun 11, 1999
$250,000
Advanced Tire Service Center
English,charles T & Brenda A
Grant Deed
$250,000 · Seller
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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