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Property profile & analytics
OFF-MARKET
Estimated value
$540,000
Retail space
4612 Clyde Morris Blvd Port Orange, FL 32129-4065
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US18-0583419
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
1,664 SF
Lot
0.52 ac (22,650 SF)
Zoning code
CC
APN
6307-01-00-0030
UPID
US18-0583419
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
$505k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$339k
Blend (final)
Blend
$540k
Owner & transaction history
James C Patterson · 1 yrs held
James C Patterson
since 2025
Last sale
$550,000
4 recorded transactions
Zoning & alternative use
CC · Port Orange, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$495,000
+76.1%
Auto repair, garage
$415,000
+47.0%
Neighborhood: shopping center
$355,000
+25.5%
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 Port Orange submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Port Orange 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
$555,000
ML approach
$505,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$495,000
Change: +76% · Conversion: Difficult
AUTO REPAIR, GARAGE
$415,000
Change: +47% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$355,000
Change: +26% · Conversion: Moderate
MEDICAL BUILDING
$325,000
Change: +16% · Conversion: Difficult
Blend value · Realmo final
$540k
Range $486k – $594k · ±10% · vs last sale $550k (Aug 2 2023)
Last sale anchor
$550k
Aug 2 2023
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
$4,225
Tax year 2023
Assessed value
$226,433
Assessed 2023
Previous assessed
$208,860
+8.4% YoY
Effective rate
1.87%
On assessed value
Assessed land
$84,938
Assessed improvement
$141,495
Land market value
$84,938
Improvement market value
$141,495
Total market value
$226,433
Applied tax rate
402.0000
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
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
YES
Stories
1
Bathrooms
2
Total area
1,664 SF
Lot
0.52 ac (22,650 SF)
Zoning code
CC
APN
6307-01-00-0030
UPID
US18-0583419
Jurisdiction
VOLUSIA
Zoning & alternative use
CC · Port Orange, FL
Zoning CC · permitted uses
CC · Port Orange, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Port Orange. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE
Est. value
$495,000
AUTO REPAIR, GARAGE
Est. value
$415,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$355,000
MEDICAL BUILDING
Est. value
$325,000
WAREHOUSE, STORAGE
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
2
Lot
0.52 ac
Current owner
From public records · entity-resolved
James C Patterson
Individual
Mailing address
828 E 9TH AVE, NEW SMYRNA BEACH, FL 32169-3208
Ownership since
2025
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
May 20, 2025
$499,000
James C Patterson
Paul Munn
Warranty Deed
$449,100 · The Mortgage Firm INC
Aug 2, 2023
$550,000
Ld Lily Realty LLC
Doggie Stylz Pet Salon And Boutique
Warranty Deed
$530,000 · Intracoastal Bank
Aug 16, 2022
—
Doggie Stylz Pet Salon And Boutique
—
Deed
related
$385,000 · Velocity Commercial Capital LLC
Oct 8, 2018
$310,000
Doggie Stylz Pet Salon & Bouti
Pumpkin LLC
Warranty Deed
$280,000 · Pumpkin LLC
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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