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Property profile & analytics
OFF-MARKET
Estimated value
$885,000
Office buildings
4265 Neptune Rd, Saint Cloud, FL 34769-6744
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-4581394
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2006
Total area
3,816 SF
Lot
0.53 ac (23,087 SF)
Zoning code
SHB
APN
42630004100010080
UPID
US18-4581394
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
$905k
CAP Approach
CAP
$935k
Comparable Approach
Comparable
$938k
Blend (final)
Blend
$885k
Owner & transaction history
K Conkey Properties LLC · 4 yrs held
K Conkey Properties LLC
since 2021
Last sale
$850,000
2 recorded transactions
Zoning & alternative use
SHB · Saint Cloud, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.4M
+41.2%
Auto repair, garage
$1.3M
+35.7%
Neighborhood: shopping center
$1.1M
+14.7%
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 Saint Cloud submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saint Cloud 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
$820,000
ML approach
$905,000
CAP Approach
CAP Return
Estimation
6%
$1,015,000
6.5%
$935,000
7%
$870,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$960,000
Current use
WAREHOUSE, STORAGE
$1,355,000
Change: +41% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,305,000
Change: +36% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,100,000
Change: +15% · Conversion: Difficult
RETAIL STORES
$970,000
Change: +1% · Conversion: Moderate
Blend value · Realmo final
$885k
Range $797k – $974k · ±10% · vs last sale $850k (Dec 27 2021)
Last sale anchor
$850k
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
$232 / 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
$12,829
Tax year 2023
Assessed value
$723,300
Assessed 2023
Previous assessed
$643,200
+12.5% YoY
Effective rate
1.77%
On assessed value
Assessed land
$223,100
Assessed improvement
$500,200
Land market value
$223,100
Improvement market value
$500,200
Total market value
$723,300
Applied tax rate
100.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2006
Heating
YES
Cooling
AC.PACKAGE
Stories
1
Units
1
Total area
3,816 SF
Lot
0.53 ac (23,087 SF)
Zoning code
SHB
APN
42630004100010080
UPID
US18-4581394
Jurisdiction
OSCEOLA
Zoning & alternative use
SHB · Saint Cloud, FL
Zoning SHB · permitted uses
SHB · Saint Cloud, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saint Cloud. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$960,000
WAREHOUSE, STORAGE
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
RETAIL STORES
Est. value
$970,000
OFFICE BUILDING Current
WAREHOUSE, STORAGE
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
Heating
YES
Cooling
Yes
Stories
1
Units
1
Lot
0.53 ac
Current owner
From public records · entity-resolved
K Conkey Properties LLC
Entity
Mailing address
11631 MDW GRV CIR, ORLANDO, FL 32836-5049
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 27, 2021
$850,000
K Conkey Properties LLC
Foley Properties LLC
Warranty Deed
$210,000 · Midflorida Cu
Jan 4, 2021
—
Foley Properties LLC
—
Deed
related
$3,500,000 · Gte FCU
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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