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Property profile & analytics
OFF-MARKET
Estimated value
$1,100,000
Office buildings
702 Prt St Lucie Blvd Port Saint Lucie, FL 34953-2617
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US18-2689642
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1999
Construction
CONCRETE BLOCKS
Total area
4,828 SF
Lot
0.5 ac (21,886 SF)
Zoning code
CP - PSL
APN
3420-520-0819-000-0
UPID
US18-2689642
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
$1.10M
CAP Approach
CAP
$1.00M
Comparable Approach
Comparable
$853k
Blend (final)
Blend
$1.10M
Owner & transaction history
Vhp Holdings LLC · 2 yrs held
Vhp Holdings LLC
since 2024
Last sale
$1.1M
3 recorded transactions
Zoning & alternative use
CP - PSL · Port Saint Lucie, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.3M
+47.0%
Neighborhood: shopping center
$1.1M
+26.7%
Retail stores
$975,000
+13.3%
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 Port Saint Lucie submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Port Saint Lucie 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
$1,100,000
ML approach
$1,100,000
CAP Approach
CAP Return
Estimation
6%
$1,085,000
6.5%
$1,000,000
7%
$930,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$860,000
Current use
AUTO REPAIR, GARAGE
$1,265,000
Change: +47% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,090,000
Change: +27% · Conversion: Difficult
RETAIL STORES
$975,000
Change: +13% · Conversion: Moderate
MEDICAL BUILDING
$915,000
Change: +7% · Conversion: Easy
Blend value · Realmo final
$1.10M
Range $990k – $1.21M · ±10% · vs last sale $1.10M (Jan 10 2024)
Last sale anchor
$1.10M
Jan 10 2024
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
$228 / 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
$21,175
Tax year 2023
Assessed value
$1,020,300
Assessed 2023
Previous assessed
$756,008
+35.0% YoY
Effective rate
2.08%
On assessed value
Assessed land
$341,900
Assessed improvement
$678,400
Land market value
$341,900
Improvement market value
$678,400
Total market value
$1,020,300
Applied tax rate
11.0000
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
OFFICE BUILDING
Status
Off-Market
Year built
1999
Construction
CONCRETE BLOCKS
Heating
FORCED AIR
Cooling
YES
Stories
1
Units
3
Total area
4,828 SF
Lot
0.5 ac (21,886 SF)
Zoning code
CP - PSL
APN
3420-520-0819-000-0
UPID
US18-2689642
Jurisdiction
ST LUCIE
Zoning & alternative use
CP - PSL · Port Saint Lucie, FL
Zoning CP - PSL · permitted uses
CP - PSL · Port Saint Lucie, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Port Saint Lucie. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$860,000
AUTO REPAIR, GARAGE
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
RETAIL STORES
Est. value
$975,000
MEDICAL BUILDING
Est. value
$915,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
MEDICAL 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
1999
Construction
CONCRETE BLOCKS
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
3
Lot
0.5 ac
Current owner
From public records · entity-resolved
Vhp Holdings LLC
Entity
Mailing address
2875 ASHTON RD UNIT #17054, SARASOTA, FL 34276-7004
Ownership since
2024
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
Jan 10, 2024
$1,100,000
Vhp Holdings LLC
Lynnevestments LLC
Special Warranty Deed
$560,000 · First Citizens Bank & Trust Co
Jul 30, 2019
$770,000
Lynnevestments LLC
Velasco,emesto & Nedra
Warranty Deed
$616,000 · Ernesto & Nedra Velasco
May 8, 1998
$75,000
Ernesto Vellasco
Suncor Development INC
Grant Deed
—
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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