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Property profile & analytics
OFF-MARKET
Estimated value
$1,080,000
High-rise multifamily apartments
825 11th St Gainesville, FL 32601-8282
Entity Owned
21-yr Hold
~
Est. High Equity
Property ID
US18-9763824
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
2010
Total area
13,515 SF
Lot
0.46 ac (20,038 SF)
Zoning code
U9
APN
15567-005-000
UPID
US18-9763824
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
-
Estates at Sorority Row Luxury Apartments Apartment Complex Student Housing Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$931k
Blend (final)
Blend
$1.08M
Owner & transaction history
Heritage Inv Group Of Gainesville · 21 yrs held
Heritage Inv Group Of Gainesville
since 2005
5 recorded transactions
Zoning & alternative use
U9 · 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.08M
Range $972k – $1.19M · ±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
$80 / 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
$86,744
Tax year 2023
Assessed value
$4,975,900
Assessed 2023
Previous assessed
$5,906,200
-15.8% YoY
Effective rate
1.74%
On assessed value
Assessed land
$1,011,679
Assessed improvement
$3,964,221
Land market value
$1,011,679
Improvement market value
$3,964,221
Total market value
$4,975,900
Applied tax rate
3,600.0000
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
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Year built
2010
Heating
FORCED AIR
Cooling
YES
Buildings
3
Stories
4
Units
28
Bathrooms
6
Total area
13,515 SF
Lot
0.46 ac (20,038 SF)
Zoning code
U9
APN
15567-005-000
UPID
US18-9763824
Jurisdiction
ALACHUA
Zoning & alternative use
U9 · Gainesville, FL
Zoning U9 · permitted uses
U9 · 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.
Building & site characteristics
From public records
Year built
2010
Heating
FORCED AIR
Cooling
Yes
Stories
4
Buildings
3
Units
28
Bathrooms
6
Lot
0.46 ac
Current owner
From public records · entity-resolved
Heritage Inv Group Of Gainesville
Entity
Mailing address
321 SW 13TH ST, GAINESVILLE, FL 32601-6329
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 14, 2018
—
Heritage Inv Group Of Gainesville
—
Loan Modification
related
$23,523,277 · Bankunited Fsb
Mar 21, 2013
—
Heritage Inv Group Of Gainesville
—
Deed Of Trust
related
$25,500,000 · Wells Fargo Bank
Jan 7, 2005
$650,000
Heritage Inv Group Of Gainesville
Fox Den LLC
Warranty Deed
$650,000 · Merchants & Southern Bank
Jan 30, 1998
$385,000
Den Fox
Denny,charles H
Grant Deed
—
—
—
Heritage Inv Group Of Gainesville
—
Deed Of Trust
related
$650,000 · Merchants & Southern Bank
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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