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Property profile & analytics
OFF-MARKET
Estimated value
$61,445,000
Warehouses
450 Vlg Dr Gainesville, FL 32611-1944
Individually Owned
~
Est. High Equity
Property ID
US18-5598649
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1958
Total area
347,997 SF
Lot
81.44 ac (3,547,526 SF)
Zoning code
ED
APN
06460-123-000
UPID
US18-5598649
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
-
ChargePoint Charging Station Electric Vehicle Charging Station
-
Levin College of Law Legal Information Center High School
-
JOHN H. AND MARY LOU DASBURG PRESIDENT'S HOUSE Academic Department
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$43.92M
Comparable Approach
Comparable
$82.14M
Blend (final)
Blend
$61.45M
Owner & transaction history
Florida Delta Of Pl Beta Phi Hse
Florida Delta Of Pl Beta Phi Hse
2 recorded transactions
Zoning & alternative use
ED · Gainesville, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Educational services (ED). 1. Purpose. The ED district is established to identify and locate public educational facilities at appropriate locations throughout the community. 2. Objectives. The provisions of the ED district are intended to locate such uses so as to provide easy accessibility and convenience to the users. E.
Zone name
Educational Services
General category
UNKNOWN
Zone area
2,389.68 ac
Source
code of ordinances
Top alternative use upside
Restaurant
$97.2M
+122.3%
Retail stores
$75.1M
+71.6%
Office building
$57.8M
+32.1%
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 Gainesville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gainesville 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$47,575,000
6.5%
$43,915,000
7%
$40,780,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$43,730,000
Current use
RESTAURANT
$97,190,000
Change: +122% · Conversion: Difficult
RETAIL STORES
$75,055,000
Change: +72% · Conversion: Moderate
OFFICE BUILDING
$57,765,000
Change: +32% · Conversion: Difficult
MEDICAL BUILDING
$51,065,000
Change: +17% · Conversion: Difficult
Blend value · Realmo final
$61.45M
Range $55.30M – $67.59M · ±10%
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
$177 / 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
Assessed value
$75,957,100
Assessed 2023
Previous assessed
$75,957,100
+0.0% YoY
Assessed land
$8,144,000
Assessed improvement
$67,813,100
Land market value
$8,144,000
Improvement market value
$67,813,100
Total market value
$75,957,100
Applied tax rate
3,600.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
1958
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
1
Rooms
37
Bathrooms
57
Total area
347,997 SF
Lot
81.44 ac (3,547,526 SF)
Zoning code
ED
APN
06460-123-000
UPID
US18-5598649
Jurisdiction
ALACHUA
Zoning & alternative use
ED · Gainesville, FLZoning ED · permitted uses
ED · Gainesville, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Educational services (ED). 1. Purpose. The ED district is established to identify and locate public educational facilities at appropriate locations throughout the community. 2. Objectives. The provisions of the ED district are intended to locate such uses so as to provide easy accessibility and convenience to the users. E.
Zone name
Educational Services
General category
UNKNOWN
Zone area
2,389.68 ac
Source
code of ordinances
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$43.7M
RESTAURANT
Est. value
$97.2M
RETAIL STORES
Est. value
$75.1M
OFFICE BUILDING
Est. value
$57.8M
MEDICAL BUILDING
Est. value
$51.1M
WAREHOUSE, STORAGE Current
RESTAURANT
RETAIL STORES
OFFICE BUILDING
MEDICAL 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
1958
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Rooms
37
Bathrooms
57
Lot
81.44 ac
Current owner
From public records · entity-resolved
Florida Delta Of Pl Beta Phi Hse
Individual
Mailing address
3900 COMMONWEALTH BLVD, TALLAHASSEE, FL 32399-6575
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
—
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
—
—
Florida Delta Of Pl Beta Phi Hse
—
Loan Modification
related
$750,000 · Td Bk NA
—
—
Alpha Tau Chapter Of Alpha Epsilo
—
Deed Of Trust
related
$60,000 · University Of Florida Foun INC
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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