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Property profile & analytics
OFF-MARKET
Estimated value
$1,865,000
Manufacturing properties
650 Hickman Cir, Sanford, FL 32771-6929
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-1025043
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1992
Construction
CONCRETE
Total area
14,990 SF
Lot
1.71 ac (74,400 SF)
APN
20-19-30-5FL-0C00-0080
UPID
US18-1025043
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
-
Advanced Aluminum Building Supply Renovation Specialist
-
Suncoast Roofers Supply Big Box & Wholesale Store
-
All Seasons Pools Screen Enclosures Office Renovation Specialist General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.29M
Comparable Approach
Comparable
$2.38M
Blend (final)
Blend
$1.87M
Owner & transaction history
Sanford Hickman Circle LLC · 6 yrs held
Sanford Hickman Circle LLC
since 2020
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.4M
+29.0%
Warehouse, storage
$2.4M
+26.2%
Retail stores
$2.1M
+10.1%
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 Sanford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sanford 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
$1,655,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,395,000
6.5%
$1,290,000
7%
$1,195,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,885,000
Current use
OFFICE BUILDING
$2,435,000
Change: +29% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,380,000
Change: +26% · Conversion: Easy
RETAIL STORES
$2,075,000
Change: +10% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,715,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$1.87M
Range $1.68M – $2.05M · ±10% · vs last sale $1.75M (Jun 17 2020)
Last sale anchor
$1.75M
Jun 17 2020
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
$124 / 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
$23,797
Tax year 2023
Assessed value
$1,865,802
Assessed 2023
Previous assessed
$1,577,728
+18.3% YoY
Effective rate
1.28%
On assessed value
Land market value
$639,737
Improvement market value
$1,226,065
Total market value
$1,865,802
Applied tax rate
1.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1992
Construction
CONCRETE
Heating
NONE
Stories
1
Bathrooms
2
Total area
14,990 SF
Lot
1.71 ac (74,400 SF)
APN
20-19-30-5FL-0C00-0080
UPID
US18-1025043
Jurisdiction
SEMINOLE
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
INDUSTRIAL (GENERAL) Current
Est. value
$1.9M
OFFICE BUILDING
Est. value
$2.4M
WAREHOUSE, STORAGE
Est. value
$2.4M
RETAIL STORES
Est. value
$2.1M
COMMERCIAL (GENERAL)
Est. value
$1.7M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
WAREHOUSE, STORAGE
RETAIL STORES
COMMERCIAL (GENERAL)
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
CONCRETE
Heating
NONE
Stories
1
Bathrooms
2
Lot
1.71 ac
Current owner
From public records · entity-resolved
Sanford Hickman Circle LLC
Entity
Mailing address
67 MTN BLVD #201, WARREN, NJ 07059-5678
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 15, 2026
—
Sanford Hickman Circle LLC
—
Deed
related
$84,235,000 · Bo Hig-bd Ace Lender LLC
Oct 24, 2022
—
Sanford Hickman Circle LLC
—
Deed
related
$84,235,000 · Bank Of America NA
Sep 18, 2020
—
Sanford Hickman Circle LLC
—
Deed
related
$1,300,000 · Lakeland Bank
Jun 17, 2020
$1,750,000
Sanford Hickman Circle LLC
Booth LLC
Warranty Deed
—
Sep 9, 2014
$1,020,000
D Booth LLC
Scarlet Sanford Real Estate
Grant Deed
—
Dec 6, 2013
$400,100
Scarlet Sanford Real Estate
Velocity Sportswear Coc
Trustees Deed
—
—
—
D Booth LLC
—
Deed Of Trust
related
$715,000 · Iberiabank
—
—
Velocity Sportswear INC
—
Deed Of Trust
related
$1,000,000 · Amsouth Bank
—
—
Velocity Sportswear LLC
—
Deed Of Trust
related
$959,084 · Regions Bank
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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