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Property profile & analytics
OFF-MARKET
Estimated value
$12,415,000
Retail space
441 Havendale Blvd Auburndale, FL 33823-4549
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-5748805
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1977
Total area
34,600 SF
Lot
8.07 ac (351,529 SF)
APN
252811000000022430
UPID
US18-5748805
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$11.97M
Blend (final)
Blend
$12.42M
Owner & transaction history
Nicholas Philips Management LLC · 4 yrs held
Nicholas Philips Management LLC
since 2021
Last sale
$12.4M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$16.0M
+127.3%
Medical building
$10.7M
+52.3%
Commercial (general)
$9.8M
+39.5%
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 Auburndale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Auburndale 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
$12,995,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$15,975,000
Change: +127% · Conversion: Easy
MEDICAL BUILDING
$10,705,000
Change: +52% · Conversion: Difficult
COMMERCIAL (GENERAL)
$9,800,000
Change: +39% · Conversion: Easy
AUTO REPAIR, GARAGE
$8,420,000
Change: +20% · Conversion: Difficult
OFFICE BUILDING
$7,600,000
Change: +8% · Conversion: Easy
Blend value · Realmo final
$12.42M
Range $11.17M – $13.66M · ±10% · vs last sale $12.35M (Aug 5 2021)
Last sale anchor
$12.35M
Aug 5 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
$359 / 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
$86,091
Tax year 2023
Assessed value
$7,022,496
Assessed 2023
Previous assessed
$3,925,952
+78.9% YoY
Effective rate
1.23%
On assessed value
Total market value
$7,022,496
Applied tax rate
90,330.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1977
Heating
NONE
Buildings
4
Stories
1
Units
1
Total area
34,600 SF
Lot
8.07 ac (351,529 SF)
APN
252811000000022430
UPID
US18-5748805
Jurisdiction
POLK
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$16.0M
MEDICAL BUILDING
Est. value
$10.7M
COMMERCIAL (GENERAL)
Est. value
$9.8M
AUTO REPAIR, GARAGE
Est. value
$8.4M
OFFICE BUILDING
Est. value
$7.6M
RESTAURANT
MEDICAL BUILDING
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
1977
Heating
NONE
Stories
1
Buildings
4
Units
1
Lot
8.07 ac
Current owner
From public records · entity-resolved
Nicholas Philips Management LLC
Entity
Mailing address
515 N FLAGLER DR STE P300, WEST PALM BEACH, FL 33401-4326
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 5, 2021
$12,350,000
Nicholas Philips Management LLC
Core Imperial Plaza LLC
Special Warranty Deed
$8,855,000 · Standard Insurance Co
Jul 30, 2018
—
Century Assocs Auburndale LLC
—
Deed
related
$5,250,000 · Miscellaneous Ins Co
May 30, 2008
$1,134,000
Cedav Assocs Auburndale LLC
Century Assocs Auburndale LLC
Warranty Deed
—
—
—
Century Assocs Auburndale LLC
—
Loan Modification
related
$5,250,000 · Miscellaneous Ins Co
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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