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Property profile & analytics
OFF-MARKET
Estimated value
$20,705,000
Commercial land
7601 Black Lk Rd 1104 Reunion, FL 34747-1756
Entity Owned
4-yr Hold
Property ID
US18-2998874
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1991
Total area
121,203 SF
Lot
10.32 ac (449,539 SF)
Zoning code
OTSC
APN
32527000000500000
UPID
US18-2998874
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
$24.62M
Comparable Approach
Comparable
$20.58M
Blend (final)
Blend
$20.71M
Owner & transaction history
Black Lake Partners LLC · 4 yrs held
Black Lake Partners LLC
since 2022
2 recorded transactions
Zoning & alternative use
OTSC · Reunion, 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 Reunion submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Reunion 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%
$26,665,000
6.5%
$24,615,000
7%
$22,855,000
Blend value · Realmo final
$20.71M
Range $18.63M – $22.78M · ±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
$171 / 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
$24,920
Tax year 2023
Assessed value
$1,705,100
Assessed 2023
Previous assessed
$1,705,100
+0.0% YoY
Effective rate
1.46%
On assessed value
Assessed land
$1,705,100
Land market value
$1,705,100
Total market value
$1,705,100
Applied tax rate
300.0000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1991
Heating
PACKAGE
Cooling
YES
Stories
6
Rooms
21
Bathrooms
291
Total area
121,203 SF
Lot
10.32 ac (449,539 SF)
Zoning code
OTSC
APN
32527000000500000
UPID
US18-2998874
Jurisdiction
OSCEOLA
Zoning & alternative use
OTSC · Reunion, FLZoning OTSC · permitted uses
OTSC · Reunion, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1991
Heating
PACKAGE
Cooling
Yes
Stories
6
Rooms
21
Bathrooms
291
Lot
10.32 ac
Current owner
From public records · entity-resolved
Black Lake Partners LLC
Entity
Mailing address
19005 RED BIRD LN, LITHIA, FL 33547-1815
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 11, 2022
—
Black Lake Partners LLC
Highland Properties Of Gulfcoast Lt
Quit Claim Deed
related
—
Jan 26, 2022
—
Highland Properties Of Gulfcoast Lt
Cc LLC
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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