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Property profile & analytics
OFF-MARKET
Estimated value
$950,000
Hotels
7451 Newberry Rd Gainesville, FL 32605-4322
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US19-0393736
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
2015
Construction
STEEL FRAME
Total area
51,910 SF
Lot
1.85 ac (80,586 SF)
Zoning code
BH
APN
06655-013-000
UPID
US19-0393736
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
-
TownePlace Suites Gainesville Northwest Hotel & Motel
-
7451 West Newberry Road Parking Parking Lot & Garage
-
University of Florida University
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.17M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$727k
Blend (final)
Blend
$950k
Owner & transaction history
Phvif Gainesville LLC · 9 yrs held
Phvif Gainesville LLC
since 2017
7 recorded transactions
Zoning & alternative use
BH · Gainesville, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Gainesville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gainesville 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
$1,170,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$945,000
Current use
Blend value · Realmo final
$950k
Range $855k – $1.05M · ±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
$18 / 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
$144,741
Tax year 2023
Assessed value
$6,885,500
Assessed 2023
Previous assessed
$7,028,800
-2.0% YoY
Effective rate
2.10%
On assessed value
Assessed land
$1,019,664
Assessed improvement
$5,865,836
Land market value
$1,019,664
Improvement market value
$5,865,836
Total market value
$6,885,500
Applied tax rate
400.0000
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
2015
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Stories
4
Units
100
Rooms
99
Bathrooms
1
Total area
51,910 SF
Lot
1.85 ac (80,586 SF)
Zoning code
BH
APN
06655-013-000
UPID
US19-0393736
Jurisdiction
ALACHUA
Zoning & alternative use
BH · Gainesville, FL
Zoning BH · permitted uses
BH · Gainesville, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gainesville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$945,000
HOTEL/MOTEL Current
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
2015
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
4
Units
100
Rooms
99
Bathrooms
1
Lot
1.85 ac
Current owner
From public records · entity-resolved
Phvif Gainesville LLC
Entity
Mailing address
3500 LENOX RD NE STE #625, ATLANTA, GA 30326-4232
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 1, 2020
—
Phvif Gainesville LLC
—
Deed
related
$9,383,000 · Brand Bkng
Jun 6, 2017
$12,675,000
Phvif Gainesville LLC
Gainesville Inv Lodging LLP
Grant Deed
$9,383,000 · Brand Bkng
Jul 29, 2015
$3,475,000
Brown Trust
Neighborhood Realty Ptrs Flori
Grant Deed
$2,258,750 · Meriwest Cu
Oct 24, 2014
$900,000
Neighborhood Realty Ptrs Flori
Gainesville Inv Lodging LLP
Grant Deed
—
Oct 29, 2012
$1,050,000
Gainesville Inv Lodging LLP
Everbank
Grant Deed
—
Sep 7, 2011
$100
Everbank
Keystone Gator Hotel Campus
Trustees Deed
related
—
Jul 27, 2011
$100
Everbank
Keystone Gator Hotel Campus
Trustees Deed
related
—
Nov 4, 2009
$1,000,000
Danly Group Of Gainesville LLC
Keystone Gator Hotel Campus Ll
Warranty Deed
$1,000,000 · Cb&m Funding LLC
Mar 20, 2006
$10,500,000
Keystone Gator Hotel Campus Lllp
Gainesville Hotel Properties Ltd
Special Warranty Deed
$9,100,000 · Bank Of Florida
—
—
Phvif Gainesville LLC
—
Loan Modification
related
$9,383,000 · Brand Bkng
—
—
Danly Group Of Gainesville LLC
—
Deed Of Trust
related
$1,050,000 · Cb&m Fndg LLC
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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