New search
Property profile & analytics
OFF-MARKET
Estimated value
$2,420,000
Retail space
821 Minneola Ave Clermont, FL 34711-2117
Individually Owned
3-yr Hold
Free & Clear
Property ID
US19-0124829
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1960
Construction
CONCRETE BLOCKS
Total area
7,452 SF
Lot
0.64 ac (27,672 SF)
APN
24-22-25-0100-092-00008
UPID
US19-0124829
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
-
Fake Sugar Patisserie Restaurant Take-out & Catering
-
Cowtown Company Clothing Store
-
Boutique Paloma Clothing & Fashion Store
-
Nina's Sweet Treats Bakery Specialty Food Shop
-
Cosa Nostra Italian Deli Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.15M
Blend (final)
Blend
$2.42M
Owner & transaction history
Kenneth Wade Boyette JR · 3 yrs held
Kenneth Wade Boyette JR
since 2023
Last sale
$2.6M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.9M
+31.9%
Restaurant
$2.6M
+19.7%
Office building
$2.2M
+2.4%
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
$2,715,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$2,170,000
Current use
COMMERCIAL (GENERAL)
$2,865,000
Change: +32% · Conversion: Easy
RESTAURANT
$2,600,000
Change: +20% · Conversion: Easy
OFFICE BUILDING
$2,225,000
Change: +2% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$2,190,000
Change: +1% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,745,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$2.42M
Range $2.18M – $2.66M · ±10% · vs last sale $2.55M (Mar 2 2023)
Last sale anchor
$2.55M
Mar 2 2023
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
$325 / 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
$21,697
Tax year 2023
Assessed value
$1,439,388
Assessed 2023
Previous assessed
$1,043,085
+38.0% YoY
Effective rate
1.51%
On assessed value
Land market value
$920,786
Improvement market value
$518,602
Total market value
$1,439,388
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1960
Construction
CONCRETE BLOCKS
Heating
NONE
Cooling
CENTRAL
Stories
1
Bathrooms
2
Total area
7,452 SF
Lot
0.64 ac (27,672 SF)
APN
24-22-25-0100-092-00008
UPID
US19-0124829
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
RETAIL STORES Current
Est. value
$2.2M
COMMERCIAL (GENERAL)
Est. value
$2.9M
RESTAURANT
Est. value
$2.6M
OFFICE BUILDING
Est. value
$2.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$1.7M
RETAIL STORES Current
COMMERCIAL (GENERAL)
RESTAURANT
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1960
Construction
CONCRETE BLOCKS
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
2
Lot
0.64 ac
Current owner
From public records · entity-resolved
Kenneth Wade Boyette JR
Individual
Free & Clear · 3 yrs held
Mailing address
1635 E HWY 50TH STE #300, CLERMONT, FL 34711-5036
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
Aug 25, 2023
—
Rudolf Heiko Worm
—
Deed
related
$150,000 · United Southern Bank
Mar 2, 2023
$2,550,000
Kenneth Wade Boyette JR
Solaia LLC
Special Warranty Deed
—
Apr 7, 2021
$1,350,000
Solaia LLC
Daniel J Pool SR.
Special 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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 821 Minneola Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
