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Property profile & analytics
OFF-MARKET
Estimated value
$11,300,000
Office buildings
509 Cagan Vw Rd Clermont, FL 34714-6405
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-5649625
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2020
Construction
CONCRETE BLOCKS
Total area
24,986 SF
Lot
2.72 ac (118,421 SF)
APN
35-24-26-0004-000-07400
UPID
US18-5649625
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
-
Community Health Centers Medical Clinic
-
Alicia J Coonce Pediatrician Medical Clinic
-
Gregg Stewart Dental Office
-
Dr. Pascale Chery Dental Office
-
Toni-Anne Gordon Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$11.35M
Blend (final)
Blend
$11.30M
Owner & transaction history
Athena Alpha LLC · 4 yrs held
Athena Alpha LLC
since 2022
Last sale
$11.3M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$11.4M
+49.0%
Restaurant
$8.7M
+13.8%
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 Clermont submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Clermont 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
$11,550,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$7,665,000
Current use
COMMERCIAL (GENERAL)
$11,420,000
Change: +49% · Conversion: Easy
RESTAURANT
$8,720,000
Change: +14% · Conversion: Moderate
RETAIL STORES
$7,360,000
Change: -4% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$7,340,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$11.30M
Range $10.17M – $12.43M · ±10% · vs last sale $11.25M (Feb 10 2022)
Last sale anchor
$11.25M
Feb 10 2022
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
$452 / 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
$123,638
Tax year 2023
Assessed value
$8,837,217
Assessed 2023
Previous assessed
$8,130,154
+8.7% YoY
Effective rate
1.40%
On assessed value
Land market value
$866,901
Improvement market value
$7,970,316
Total market value
$8,837,217
Applied tax rate
5.0000
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
2020
Construction
CONCRETE BLOCKS
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
24,986 SF
Lot
2.72 ac (118,421 SF)
APN
35-24-26-0004-000-07400
UPID
US18-5649625
Jurisdiction
LAKE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$7.7M
COMMERCIAL (GENERAL)
Est. value
$11.4M
RESTAURANT
Est. value
$8.7M
RETAIL STORES
Est. value
$7.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.3M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RESTAURANT
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
2020
Construction
CONCRETE BLOCKS
Heating
NONE
Cooling
Yes
Stories
1
Lot
2.72 ac
Current owner
From public records · entity-resolved
Athena Alpha LLC
Entity
Mailing address
7726 WINEGARD RD, ORLANDO, FL 32809-7147
Ownership since
2022
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 10, 2022
$11,250,000
Athena Alpha LLC
Four Corners Medical Partners LLC
Special Warranty Deed
$2,850,000 · Vystar Cu
Oct 5, 2020
—
Four Corners Medical Ptrs LLC
—
Deed
related
$5,169,379 · Synovus Bk
—
—
Four Corners Medical Ptrs LLC
—
Loan Modification
related
$5,169,379 · Synovus Bk
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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