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Property profile & analytics
OFF-MARKET
Estimated value
$1,615,000
Retail space
5186 Hwy 90 Pace, FL 32571-1574
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-4770130
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1992
Construction
WOOD
Total area
13,711 SF
Lot
10.68 ac (465,003 SF)
Zoning code
HCD
APN
12-1N-29-0000-00801-0000
UPID
US18-4770130
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
$1.16M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.76M
Blend (final)
Blend
$1.62M
Owner & transaction history
Windermere LLC · 4 yrs held
Windermere LLC
since 2022
Last sale
$1.8M
1 recorded transaction
Zoning & alternative use
HCD · Pace, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.3M
+81.7%
Warehouse, storage
$2.2M
+71.9%
Commercial (general)
$1.8M
+43.0%
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 Pace submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pace 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
$1,300,000
ML approach
$1,160,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,280,000
Current use
MEDICAL BUILDING
$2,325,000
Change: +82% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,200,000
Change: +72% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,830,000
Change: +43% · Conversion: Easy
OFFICE BUILDING
$1,730,000
Change: +35% · Conversion: Easy
Blend value · Realmo final
$1.62M
Range $1.45M – $1.78M · ±10% · vs last sale $1.75M (Jul 7 2022)
Last sale anchor
$1.75M
Jul 7 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
$118 / 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
$24,006
Tax year 2023
Assessed value
$1,833,232
Assessed 2023
Previous assessed
$1,835,952
-0.1% YoY
Effective rate
1.31%
On assessed value
Assessed land
$1,019,877
Assessed improvement
$813,355
Land market value
$1,019,877
Improvement market value
$813,355
Total market value
$1,833,232
Applied tax rate
22.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1992
Construction
WOOD
Heating
NONE
Cooling
NONE
Buildings
9
Stories
1
Rooms
27
Bathrooms
3
Total area
13,711 SF
Lot
10.68 ac (465,003 SF)
Zoning code
HCD
APN
12-1N-29-0000-00801-0000
UPID
US18-4770130
Jurisdiction
SANTA ROSA
Zoning & alternative use
HCD · Pace, FL
Zoning HCD · permitted uses
HCD · Pace, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pace. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$2.3M
WAREHOUSE, STORAGE
Est. value
$2.2M
COMMERCIAL (GENERAL)
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.7M
RETAIL STORES Current
MEDICAL BUILDING
WAREHOUSE, STORAGE
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1992
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
9
Rooms
27
Bathrooms
3
Lot
10.68 ac
Current owner
From public records · entity-resolved
Windermere LLC
Entity
Mailing address
5174 WARD BASIN RD, MILTON, FL 32583-5454
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 7, 2022
$1,750,000
Windermere LLC
James S Lowery
Warranty Deed
$1,680,000 · Paul P Brown Etux
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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