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Property profile & analytics
OFF-MARKET
Estimated value
$1,400,000
Manufacturing properties
4212 Cypress Gulch Dr Lutz, FL 33559-6310
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-4624870
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2007
Total area
7,500 SF
Lot
1.19 ac (51,807 SF)
Zoning code
MPUD
APN
14-26-19-0100-00000-0040
UPID
US18-4624870
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
-
Elixir Beauty by Ashley Mandell Production Facility
-
Bravado Pharmaceuticals Factory Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.38M
CAP Approach
CAP
$925k
Comparable Approach
Comparable
$1.35M
Blend (final)
Blend
$1.40M
Owner & transaction history
Cmdl Investments LLC · 3 yrs held
Cmdl Investments LLC
since 2023
Last sale
$1.4M
3 recorded transactions
Zoning & alternative use
MPUD · Lutz, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.4M
+51.8%
Auto repair, garage
$1.2M
+34.5%
Office building
$940,000
+3.0%
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 Lutz submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lutz 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
$1,420,000
ML approach
$1,375,000
CAP Approach
CAP Return
Estimation
6%
$1,005,000
6.5%
$925,000
7%
$860,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$910,000
Current use
COMMERCIAL (GENERAL)
$1,385,000
Change: +52% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,225,000
Change: +34% · Conversion: Easy
OFFICE BUILDING
$940,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$1.40M
Range $1.26M – $1.54M · ±10% · vs last sale $1.40M (May 22 2023)
Last sale anchor
$1.40M
May 22 2023
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
$187 / 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
$10,092
Tax year 2023
Assessed value
$571,313
Assessed 2023
Previous assessed
$537,654
+6.3% YoY
Effective rate
1.77%
On assessed value
Assessed land
$225,243
Assessed improvement
$346,070
Land market value
$225,243
Improvement market value
$346,070
Total market value
$571,313
Applied tax rate
3,600.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
2007
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
609
Bathrooms
4
Total area
7,500 SF
Lot
1.19 ac (51,807 SF)
Zoning code
MPUD
APN
14-26-19-0100-00000-0040
UPID
US18-4624870
Jurisdiction
PASCO
Zoning & alternative use
MPUD · Lutz, FL
Zoning MPUD · permitted uses
MPUD · Lutz, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lutz. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$910,000
COMMERCIAL (GENERAL)
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.2M
OFFICE BUILDING
Est. value
$940,000
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
609
Bathrooms
4
Lot
1.19 ac
Current owner
From public records · entity-resolved
Cmdl Investments LLC
Entity
Mailing address
4501 E COLUMBUS DR, TAMPA, FL 33605-3206
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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 13, 2023
—
Cmdl Investments LLC
—
Deed
related
$985,000 · Inb National Association
May 22, 2023
$1,400,000
Cmdl Investments LLC
Bravado Pharmaceuticals LLC
Warranty Deed
$825,000 · Terrace Ridge LLC
Oct 15, 2018
$850,000
Bravado Pharmaceuticals LLC
Seven Oaks Ents LLC
Warranty Deed
$680,000 · Achieva Cu
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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