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Property profile & analytics
OFF-MARKET
Estimated value
$630,000
Office buildings
5018 Lecanto Hwy, Beverly Hills, FL 34465-2408
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US18-0233046
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,452 SF
Lot
0.67 ac (29,074 SF)
Zoning code
PSO PROF SERVICES/OFFICE
APN
18E-18S-02-22200
UPID
US18-0233046
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
Current use
Occupant on record · Public records
-
EXIT Realty Leaders Real Estate Agency
-
Rachelle Dyson Broker Associate Real Estate Agency
-
Central Ridge Insurers LLC Insurance Agency
-
Laura Duda Williamson , Real Estate Agent at EXIT Realty Leaders Real Estate Agency
-
Christine Hogan, EXIT REALTY LEADERS Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$650k
CAP Approach
CAP
$770k
Comparable Approach
Comparable
$814k
Blend (final)
Blend
$630k
Owner & transaction history
Sai Saam LLC · 1 yrs held
Sai Saam LLC
since 2025
Last sale
$630,000
3 recorded transactions
Zoning & alternative use
PSO PROF SERVICES/OFFICE · Beverly Hills, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$940,000
+29.6%
Commercial (general)
$745,000
+2.7%
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 Beverly Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Beverly Hills 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
$615,000
ML approach
$650,000
CAP Approach
CAP Return
Estimation
6%
$835,000
6.5%
$770,000
7%
$715,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$725,000
Current use
MEDICAL BUILDING
$940,000
Change: +30% · Conversion: Easy
COMMERCIAL (GENERAL)
$745,000
Change: +3% · Conversion: Easy
RETAIL STORES
$620,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$630k
Range $567k – $693k · ±10% · vs last sale $630k (Feb 26 2025)
Last sale anchor
$630k
Feb 26 2025
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
$142 / 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
$9,130
Tax year 2023
Assessed value
$581,730
Assessed 2023
Previous assessed
$516,110
+12.7% YoY
Effective rate
1.57%
On assessed value
Assessed land
$64,010
Assessed improvement
$517,720
Land market value
$64,010
Improvement market value
$517,720
Total market value
$581,730
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
YES
Stories
1
Bathrooms
3
Total area
4,452 SF
Lot
0.67 ac (29,074 SF)
Zoning code
PSO PROF SERVICES/OFFICE
APN
18E-18S-02-22200
UPID
US18-0233046
Jurisdiction
CITRUS
Zoning & alternative use
PSO PROF SERVICES/OFFICE · Beverly Hills, FL
Zoning PSO PROF SERVICES/OFFICE · permitted uses
PSO PROF SERVICES/OFFICE · Beverly Hills, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Beverly Hills. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$725,000
MEDICAL BUILDING
Est. value
$940,000
COMMERCIAL (GENERAL)
Est. value
$745,000
RETAIL STORES
Est. value
$620,000
OFFICE BUILDING Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
RETAIL STORES
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
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
3
Lot
0.67 ac
Current owner
From public records · entity-resolved
Sai Saam LLC
Entity
Mailing address
730 N SUNCOAST BLVD, CRYSTAL RIVER, FL 34429-5470
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 26, 2025
$630,000
Sai Saam LLC
Patricia A Wade Pa INC
Warranty Deed
$504,000 · Capital City Bank
Jan 24, 2005
—
Patricia A Wade Pa
Patricia A Wade Pa
Corporation Deed
$450,000 · Regions Bank
Dec 5, 2003
—
Patricia A Wade
Griffin,kirk
Grant Deed
$68,000 · Kirk Griffin
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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