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Property profile & analytics
OFF-MARKET
Estimated value
$4,215,000
Drug stores
4020 Lecanto Hwy, Beverly Hills, FL 34465-3518
Entity Owned
4-yr Hold
Free & Clear
Property ID
US18-4496375
Property profile
Verified
Property type
Drug stores
Use group
DRUG STORE, PHARMACY
Year built
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
16,308 SF
Lot
1.65 ac (71,743 SF)
Zoning code
GNC GEN COMMERCIAL
APN
18E-18S-11-33000
UPID
US18-4496375
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
-
Walgreens Photo (Bike/Boat/Book/etc) Store
-
FedEx OnSite Postal Service Courier Service
-
Walgreens Pharmacy
-
Blue Rhino Propane Exchange Propane Supplier
-
Walgreens Pharmacy Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.90M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.80M
Blend (final)
Blend
$4.22M
Owner & transaction history
Ds Beverly Hills Fl Landlord LLC · 4 yrs held
Ds Beverly Hills Fl Landlord LLC
since 2022
Last sale
$5.0M
6 recorded transactions
Zoning & alternative use
GNC GEN COMMERCIAL · Beverly Hills, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.6M
+104.9%
Medical building
$3.4M
+52.0%
Commercial (general)
$2.7M
+20.5%
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 Beverly Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Beverly Hills 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
$4,330,000
ML approach
$3,895,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$4,640,000
Change: +105% · Conversion: Easy
MEDICAL BUILDING
$3,445,000
Change: +52% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,730,000
Change: +21% · Conversion: Easy
OFFICE BUILDING
$2,655,000
Change: +17% · Conversion: Easy
Blend value · Realmo final
$4.22M
Range $3.79M – $4.64M · ±10% · vs last sale $4.99M (Feb 11 2022)
Last sale anchor
$4.99M
Feb 11 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
$258 / 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
$49,908
Tax year 2023
Assessed value
$3,194,740
Assessed 2023
Previous assessed
$3,066,120
+4.2% YoY
Effective rate
1.56%
On assessed value
Assessed land
$899,730
Assessed improvement
$2,295,010
Land market value
$899,730
Improvement market value
$2,295,010
Total market value
$3,194,740
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
Drug stores
Use group
DRUG STORE, PHARMACY
Status
Off-Market
Year built
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
YES
Stories
1
Bathrooms
3
Total area
16,308 SF
Lot
1.65 ac (71,743 SF)
Zoning code
GNC GEN COMMERCIAL
APN
18E-18S-11-33000
UPID
US18-4496375
Jurisdiction
CITRUS
Zoning & alternative use
GNC GEN COMMERCIAL · Beverly Hills, FL
Zoning GNC GEN COMMERCIAL · permitted uses
GNC GEN COMMERCIAL · Beverly Hills, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Beverly Hills. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$4.6M
MEDICAL BUILDING
Est. value
$3.4M
COMMERCIAL (GENERAL)
Est. value
$2.7M
OFFICE BUILDING
Est. value
$2.7M
RESTAURANT
MEDICAL BUILDING
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
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
3
Lot
1.65 ac
Current owner
From public records · entity-resolved
Ds Beverly Hills Fl Landlord LLC
Entity
Free & Clear · 4 yrs held
Mailing address
3333 PEACHTREE RD NE, ATLANTA, GA 30326-1070
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 11, 2022
$4,986,300
Ds Beverly Hills Fl Landlord LLC
Walgreen Co
Special Warranty Deed
—
Feb 11, 2022
—
Walgreen Co
Ds Beverly Hills Fl Landlord LLC
Lease
—
Oct 6, 2006
$4,567,800
Walgreen Co
Sofran Beverly Hills Ltd
Grant Deed
—
Dec 20, 2005
$1,650,000
Sofran Beverly Hills Ltd
Asheville Partners Ltd
Grant Deed
$3,980,000 · Bank Of America
Apr 24, 1998
$837,500
Ashville Partners Ltd
Regions Bank
Grant Deed
$612,500 · Regions Bank
Oct 25, 1996
$900,000
First Federal Sav Bank Citrus
Kellner Construction/dev Corp
Grant Deed
related
—
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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