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Property profile & analytics
OFF-MARKET
Estimated value
$4,760,000
Grocery and convenience stores
4416 Hoffner Ave Belle Isle, FL 32812-2302
Entity Owned
4-yr Hold
Free & Clear
Property ID
US18-8118629
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
2018
Total area
14,649 SF
Lot
1.74 ac (75,751 SF)
Zoning code
C-1
APN
20-23-30-0000-00-050
UPID
US18-8118629
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
$4.85M
CAP Approach
CAP
$4.74M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.76M
Owner & transaction history
Good Vibes Realty Two LLC · 4 yrs held
Good Vibes Realty Two LLC
since 2022
Last sale
$4.8M
1 recorded transaction
Zoning & alternative use
C-1 · Belle Isle, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The retail commercial district is composed of lands and structures used primarily to provide for the retailing of commodities and the furnishing of selected services, The regulations for the retail commercial district are intended to permit and encourage a full development of essential commercial uses, at the same time, however, protecting nearby residential…
Zone name
Retail Commercial
General category
COMMERCIAL
Zone area
73.70 ac
Source
Realmo
Top alternative use upside
Commercial (general)
$3.4M
+247.0%
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 Belle Isle submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Belle Isle 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
$4,695,000
ML approach
$4,850,000
CAP Approach
CAP Return
Estimation
6%
$5,135,000
6.5%
$4,740,000
7%
$4,405,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,425,000
Change: +247% · Conversion: Easy
Blend value · Realmo final
$4.76M
Range $4.28M – $5.24M · ±10% · vs last sale $4.76M (Jan 19 2022)
Last sale anchor
$4.76M
Jan 19 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
$325 / 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
$71,356
Tax year 2023
Assessed value
$4,201,889
Assessed 2023
Previous assessed
$4,098,689
+2.5% YoY
Effective rate
1.70%
On assessed value
Assessed land
$1,268,827
Assessed improvement
$2,933,062
Land market value
$1,268,827
Improvement market value
$2,933,062
Total market value
$4,201,889
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
2018
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Rooms
5
Total area
14,649 SF
Lot
1.74 ac (75,751 SF)
Zoning code
C-1
APN
20-23-30-0000-00-050
UPID
US18-8118629
Jurisdiction
ORANGE
Zoning & alternative use
C-1 · Belle Isle, FLZoning C-1 · permitted uses
C-1 · Belle Isle, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The retail commercial district is composed of lands and structures used primarily to provide for the retailing of commodities and the furnishing of selected services, The regulations for the retail commercial district are intended to permit and encourage a full development of essential commercial uses, at the same time, however, protecting nearby residential properties from adverse effects of commercial activity
Zone name
Retail Commercial
General category
COMMERCIAL
Zone area
73.70 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$3.4M
COMMERCIAL (GENERAL)
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
2018
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
5
Lot
1.74 ac
Current owner
From public records · entity-resolved
Good Vibes Realty Two LLC
Entity
Free & Clear · 4 yrs held
Mailing address
1260 ST IVES PL, LOS ANGELES, CA 90069-1703
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 19, 2022
$4,756,000
Good Vibes Realty Two LLC
Hoffner Fruit LLC
Special Warranty Deed
—
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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