4729 Hwy 90 Pace, FL 32571-1403
Entity Owned
15-yr Hold
Absentee Owner
~
Est. High Equity
Estimated value (blended)
$22.68M
Range $20.41M – $24.94M (±10%)
Property ID
US18-1996430
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
130,379 SF
Lot
18.19 ac (792,139 SF)
Zoning code
HCD
APN
14-1N-29-0000-00202-0000
UPID
US18-1996430
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
by Request
CAP Approach
CAP
$26.50M
Comparable Approach
Comparable
$18.85M
Blend (final)
Blend
$22.68M
Owner & transaction history
since 2011
6 recorded transactions
Zoning & alternative use
HCD · Pace, FL
Top alternative use upside
Commercial (general)
$21.9M
+37.0%
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.
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$22.68M
Value range
$20.41M – $24.94M
±10% around blend
Estimated value / SF
$174 / SF
Confidence
Property data
88
Comparable evidence
60
$20.41M
blend $22.68M
$24.94M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
130,379 SF
Lot area
18.19 ac
Year built
2008
Stories
1
APN
14-1N-29-0000-00202-0000
Assessed value
$15,582,574
Annual tax
$185,446
3
Income approach: direct capitalization
Partial preview
Income approach indication
$26.50M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$28.71M
@ 6.5% CAP return
$26.50M
@ 7% CAP return
$24.61M
4
Sales comparison
Partial preview
Sales approach indication
$18.85M
Range $9.93M – $21.29M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$22.68M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+37%
vs current-use indication
Neighborhood: Shopping Center · current use
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$15.58M
Move the market yield to see immediate price impact.
Value / SF
$120
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
5.00%7.00%9.00%
$982k
$19.63M
$14.02M
$10.91M
$1.09M
$21.82M
$15.58M
$12.12M
$1.20M
$24.00M
$17.14M
$13.33M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$185,446
Tax year 2023
Assessed value
$15,582,574
Assessed 2023
Previous assessed
$11,954,839
+30.3% YoY
Effective rate
1.19%
On assessed value
Assessed land
$3,564,569
Assessed improvement
$12,018,005
Land market value
$3,564,569
Improvement market value
$12,018,005
Total market value
$15,582,574
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
6
Rooms
50
Bathrooms
15
Total area
130,379 SF
Lot
18.19 ac (792,139 SF)
Zoning code
HCD
APN
14-1N-29-0000-00202-0000
UPID
US18-1996430
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
Year built
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
6
Rooms
50
Bathrooms
15
Lot
18.19 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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Debt & historyRecorded loans and transaction history
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