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Property profile & analytics
OFF-MARKET
Estimated value
$12,135,000
Community centers
466 Prt St Lucie Blvd Port Saint Lucie, FL 34953-2089
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US18-4281142
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2008
Construction
CONCRETE BLOCKS
Total area
33,446 SF
Lot
9.84 ac (428,630 SF)
Zoning code
COMM GENRA
APN
4408-601-0003-000-0
UPID
US18-4281142
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
$9.08M
CAP Approach
CAP
$7.69M
Comparable Approach
Comparable
$12.18M
Blend (final)
Blend
$12.14M
Owner & transaction history
Coco Vista Center LLC · 6 yrs held
Coco Vista Center LLC
since 2020
Last sale
$14.0M
3 recorded transactions
Zoning & alternative use
COMM GENRA · Port Saint Lucie, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$15.5M
+105.3%
Auto repair, garage
$8.8M
+16.0%
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 Port Saint Lucie submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Port Saint Lucie 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
$15,870,000
ML approach
$9,075,000
CAP Approach
CAP Return
Estimation
6%
$8,325,000
6.5%
$7,685,000
7%
$7,135,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$7,550,000
Current use
RESTAURANT
$15,495,000
Change: +105% · Conversion: Difficult
AUTO REPAIR, GARAGE
$8,755,000
Change: +16% · Conversion: Difficult
Blend value · Realmo final
$12.14M
Range $10.92M – $13.35M · ±10% · vs last sale $14.00M (Jan 21 2020)
Last sale anchor
$14.00M
Jan 21 2020
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
$363 / 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
$347,211
Tax year 2023
Assessed value
$13,917,200
Assessed 2023
Previous assessed
$13,034,560
+6.8% YoY
Effective rate
2.49%
On assessed value
Assessed land
$3,969,100
Assessed improvement
$9,948,100
Land market value
$3,969,100
Improvement market value
$9,948,100
Total market value
$13,917,200
Applied tax rate
11.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
2008
Construction
CONCRETE BLOCKS
Heating
FORCED AIR
Cooling
YES
Buildings
4
Stories
1
Total area
33,446 SF
Lot
9.84 ac (428,630 SF)
Zoning code
COMM GENRA
APN
4408-601-0003-000-0
UPID
US18-4281142
Jurisdiction
ST LUCIE
Zoning & alternative use
COMM GENRA · Port Saint Lucie, FL
Zoning COMM GENRA · permitted uses
COMM GENRA · Port Saint Lucie, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Port Saint Lucie. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$7.6M
RESTAURANT
Est. value
$15.5M
AUTO REPAIR, GARAGE
Est. value
$8.8M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
AUTO REPAIR, GARAGE
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
2008
Construction
CONCRETE BLOCKS
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
4
Lot
9.84 ac
Current owner
From public records · entity-resolved
Coco Vista Center LLC
Entity
Mailing address
4000 HOLLYWOOD BLVD STE 765S, HOLLYWOOD, FL 33021-6771
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 21, 2020
$14,000,000
Coco Vista Center LLC
Coco Vista LLC
Warranty Deed
$10,200,000 · Vast Bank NA
Jan 15, 2005
$3,000,000
Coco Vista LLC
Tarr,s A
Warranty Deed
$3,137,700 · First Nat'l Bk & Tr Treasure C
Dec 15, 1998
$45,000
Harold R Dodt Trustee
St Lucie Tax Deed Clerk
Grant 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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