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Property profile & analytics
OFF-MARKET
Estimated value
$850,000
Office buildings
720 Montrose St Clermont, FL 34711-2122
Entity Owned
3-yr Hold
Free & Clear
Property ID
US18-1455491
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1949
Construction
CONCRETE BLOCKS
Total area
2,788 SF
Lot
0.18 ac (7,920 SF)
APN
24-22-25-0100-080-00400
UPID
US18-1455491
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
-
Keyshla Torres REALTOR Real Estate Agency
-
Laura Keith, REALTOR® Real Estate Agency
-
Heather Walker, REALTOR® Real Estate Agency
-
La Casa Venezuelan food Clermont Fla. Specialty Food Shop Farmer's Market
-
360 Florida Real Estate School Vocational School Training Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$851k
Blend (final)
Blend
$850k
Owner & transaction history
Happy Face Housing INC · 3 yrs held
Happy Face Housing INC
since 2023
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.1M
+28.8%
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
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
OFFICE BUILDING
$830,000
Current use
COMMERCIAL (GENERAL)
$1,070,000
Change: +29% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$820,000
Change: -2% · Conversion: Difficult
RETAIL STORES
$815,000
Change: -2% · Conversion: Moderate
Blend value · Realmo final
$850k
Range $765k – $935k · ±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
$305 / 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
$9,394
Tax year 2023
Assessed value
$573,506
Assessed 2023
Previous assessed
$476,850
+20.3% YoY
Effective rate
1.64%
On assessed value
Land market value
$463,827
Improvement market value
$109,679
Total market value
$573,506
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
1949
Construction
CONCRETE BLOCKS
Heating
NONE
Cooling
CENTRAL
Stories
1
Bathrooms
3
Total area
2,788 SF
Lot
0.18 ac (7,920 SF)
APN
24-22-25-0100-080-00400
UPID
US18-1455491
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
$830,000
COMMERCIAL (GENERAL)
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$820,000
RETAIL STORES
Est. value
$815,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1949
Construction
CONCRETE BLOCKS
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
3
Lot
0.18 ac
Current owner
From public records · entity-resolved
Happy Face Housing INC
Entity
Free & Clear · 3 yrs held
Mailing address
720 W MONTROSE ST, CLERMONT, FL 34711-2122
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
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 25, 2023
—
Happy Face Housing INC
Optima One Realty INC
Warranty Deed
—
Aug 15, 2019
$500,000
Optima One Realty INC
Montrose LLC
Warranty Deed
$450,000 · Montrose LLC
Jul 11, 2006
—
Montrose LLC
Cowden Family Trust
Warranty 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.
Try Rey
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