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Property profile & analytics
OFF-MARKET
Estimated value
$19,855,000
Super regional malls
710 Cypress Gdns Blvd Winter Haven, FL 33880-4724
Entity Owned
10-yr Hold
Free & Clear
Property ID
US18-4613822
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1964
Total area
123,576 SF
Lot
11.49 ac (500,679 SF)
Zoning code
C-3
APN
262833655500011010
UPID
US18-4613822
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$27.60M
Blend (final)
Blend
$19.86M
Owner & transaction history
Lakin-babetch Florida LLC · 10 yrs held
Lakin-babetch Florida LLC
since 2015
6 recorded transactions
Zoning & alternative use
C-3 · Winter Haven, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$31.9M
+41.0%
Commercial (general)
$31.4M
+38.6%
Warehouse, storage
$28.8M
+27.3%
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 Winter Haven submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winter Haven 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$22,650,000
Current use
RETAIL STORES
$31,945,000
Change: +41% · Conversion: Easy
COMMERCIAL (GENERAL)
$31,380,000
Change: +39% · Conversion: Easy
WAREHOUSE, STORAGE
$28,840,000
Change: +27% · Conversion: Difficult
AUTO REPAIR, GARAGE
$26,305,000
Change: +16% · Conversion: Difficult
Blend value · Realmo final
$19.86M
Range $17.87M – $21.84M · ±10%
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
$161 / 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
$149,446
Tax year 2023
Assessed value
$12,177,641
Assessed 2023
Previous assessed
$5,487,211
+121.9% YoY
Effective rate
1.23%
On assessed value
Total market value
$12,177,641
Applied tax rate
92,410.0000
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1964
Heating
NONE
Stories
1
Units
1
Total area
123,576 SF
Lot
11.49 ac (500,679 SF)
Zoning code
C-3
APN
262833655500011010
UPID
US18-4613822
Jurisdiction
POLK
Zoning & alternative use
C-3 · Winter Haven, FL
Zoning C-3 · permitted uses
C-3 · Winter Haven, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Winter Haven. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$22.7M
RETAIL STORES
Est. value
$31.9M
COMMERCIAL (GENERAL)
Est. value
$31.4M
WAREHOUSE, STORAGE
Est. value
$28.8M
AUTO REPAIR, GARAGE
Est. value
$26.3M
NEIGHBORHOOD: SHOPPING CENTER Current
RETAIL STORES
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
AUTO REPAIR, GARAGE
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
1964
Heating
NONE
Stories
1
Units
1
Lot
11.49 ac
Current owner
From public records · entity-resolved
Lakin-babetch Florida LLC
Entity
Free & Clear · 10 yrs held
Mailing address
PO BOX 5369, WAYLAND, MA 01778-6369
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 24, 2025
—
Winterhaven Southeast Investors LLC
—
Deed
related
$10,100,000 · Aurora National Life Assurance Company
Nov 17, 2015
$3,465,000
Lakin-babetch Florida LLC
Palmetto Winter Haven-cypress
Warranty Deed
—
Feb 11, 2015
$1,150,000
Palmetto Winter Haven-cypress
Winterhaven Southeast Investor
Grant Deed
related
$2,255,000 · Thomasville Nat'l Bk
—
—
Winterhaven Southeast Invtrs L
—
Deed Of Trust
related
$11,700,000 · Keybank USA
—
—
Lakin-babetch Florida LLC
—
Deed Of Trust
related
$1,250,000 · Miscellaneous Ins Co
—
—
Southeast Invtrs L Winterhaven
—
Deed Of Trust
related
$6,620,000 · 40/86 Mortgage Capital INC
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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