4551 Woodbine Rd Pace, FL 32571-8761
Entity Owned
2-yr Hold
Free & Clear
Estimated value (blended)
$1.44M
Range $1.30M – $1.58M (±10%)
Implied cap rate
8.00%
In-place · NOI ÷ last sale
Property ID
US18-2062128
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Total area
10,767 SF
Lot
2.23 ac (97,139 SF)
Zoning code
HCD
APN
18-1N-29-0000-00206-0000
UPID
US18-2062128
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.57M
CAP Approach
CAP
$1.78M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.44M
Owner & transaction history
since 2023
Last sale
$2.0M
4 recorded transactions
Zoning & alternative use
HCD · Pace, FL
Top alternative use upside
Restaurant
$2.3M
+126.0%
Medical building
$1.8M
+81.7%
Warehouse, storage
$1.7M
+71.9%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.44M
Value range
$1.30M – $1.58M
±10% around blend
Estimated value / SF
$134 / SF
Confidence
High
6 county-verified comps
Property data
75
Market benchmarks
67
Comparable evidence
60
$1.30M
blend $1.44M
$1.58M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
10,767 SF
Lot area
2.23 ac
Stories
1
APN
18-1N-29-0000-00206-0000
Assessed value
$336,980
Annual tax
$4,413
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.78M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.93M
@ 6.5% CAP return
$1.78M
@ 7% CAP return
$1.66M
4
Sales comparison
Partial preview
Sales approach indication
$1.01M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
7.0 mi away · 11,861 SF
8.7 mi away · 10,030 SF
16.1 mi away · 8,773 SF
16.5 mi away · 12,253 SF
18.4 mi away · 8,820 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.44M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 49 sales
$93
+43%
County 85 sales
$106
+26%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $134/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+126%
vs current-use indication
Medical Building
Warehouse, Storage
Commercial (general)
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
8.00%
Implied, in-place cap rate for this outlet malls
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.00%
9.0%
NOI (est.)
$139k *
Last sale · Nov 2023
$1.99M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.74M
Move the market yield to see immediate price impact.
Value / SF
$162
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
7.50%8.00%8.50%
$125k
$1.67M
$1.57M
$1.48M
$139k
$1.86M
$1.74M
$1.64M
$153k
$2.04M
$1.92M
$1.80M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$940k
5.4 mi · Mar 2026 · $67/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$4,413
Tax year 2023
Assessed value
$336,980
Assessed 2023
Effective rate
1.31%
On assessed value
Assessed land
$336,980
Land market value
$336,980
Total market value
$336,980
Applied tax rate
22.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Rooms
3
Total area
10,767 SF
Lot
2.23 ac (97,139 SF)
Zoning code
HCD
APN
18-1N-29-0000-00206-0000
UPID
US18-2062128
Jurisdiction
SANTA ROSA
Zoning & alternative use
HCD · Pace, FLZoning HCD · permitted uses
HCD · Pace, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
3
Lot
2.23 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
HCD
Jurisdiction
Pace, FL
Recorded code
HCD
Ownership Intelligence
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Owner identityResolved entity and name variants
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Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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