Entity Owned Property summary
AI-generated overview
This retail center is located in Pace, Florida, and is situated along a high-traffic corridor with access to US 90, Berryhill Road, and Chumuckla Highway. The property is configured as a multi-tenant retail center with 11 tenants under a net lease (NNN) structure. It has undergone site and systems improvements, including replacement of approximately 90% of the HVAC units, paving and striping of the parking lot, and landscaping upgrades such as improved flower beds and removal of obstructive trees. The property is designed to serve retail use and is positioned for convenient access to nearby residential and commercial areas as well as major roadways and regional destinations.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2002
Construction
STEEL FRAME
Total area
8,975 SF
Lot
3.49 ac (151,981 SF)
Zoning code
HCD
APN
09-1N-29-0000-03003-0000
UPID
US18-3107447
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Cafe & Coffee Shop
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.61M
CAP Approach
CAP
$1.49M
Comparable Approach
Comparable
$1.27M
Blend (final)
Blend
$1.64M
Owner & transaction history
since 2022
Last sale
$2.2M
5 recorded transactions
Zoning & alternative use
HCD · Pace, FL
Top alternative use upside
Restaurant
$1.9M
+126.0%
Medical building
$1.5M
+81.7%
Warehouse, storage
$1.4M
+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 3 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.64M
Value range
$1.47M – $1.80M
±10% around blend
Estimated value / SF
$182 / SF
Confidence
Low
3 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
30
$1.47M
blend $1.64M
$1.80M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
8,975 SF
Lot area
3.49 ac
Year built
2002
Stories
1
APN
09-1N-29-0000-03003-0000
Zoning
HCD
Assessed value
$1,690,061
Annual tax
$22,131
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.49M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.61M
@ 6.5% CAP return
$1.49M
@ 7% CAP return
$1.38M
4
Sales comparison
Partial preview
Sales approach indication
$1.01M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
16.1 mi away · 8,773 SF
20.0 mi away · 8,820 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.64M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 49 sales
$93
+95%
County 85 sales
$106
+71%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $182/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
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
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Overview
Implied cap rate
5.90%
Implied, in-place cap rate for this retail space
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 · 5.90%
9.0%
NOI (est.)
$154k *
Last sale · Oct 2022
$2.20M
* 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$2.61M
Move the market yield to see immediate price impact.
Value / SF
$291
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
5.40%5.90%6.40%
$139k
$2.57M
$2.35M
$2.17M
$154k
$2.85M
$2.61M
$2.41M
$169k
$3.14M
$2.87M
$2.65M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$1.12M
6.5 mi · Nov 2025 · $111/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$22,131
Tax year 2023
Assessed value
$1,690,061
Assessed 2023
Previous assessed
$1,274,867
+32.6% YoY
Effective rate
1.31%
On assessed value
Assessed land
$282,375
Assessed improvement
$1,407,686
Land market value
$282,375
Improvement market value
$1,407,686
Total market value
$1,690,061
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2002
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
1
Units
5
Rooms
10
Bathrooms
17
Total area
8,975 SF
Lot
3.49 ac (151,981 SF)
Zoning code
HCD
APN
09-1N-29-0000-03003-0000
UPID
US18-3107447
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
2002
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Units
5
Rooms
10
Bathrooms
17
Lot
3.49 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
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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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