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Property profile & analytics
OFF-MARKET
Estimated value
$6,065,000
Office buildings
8250 Bryan Dairy Rd, Seminole, FL 33777-1353
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US18-5191073
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1999
Construction
STEEL FRAME
Total area
47,376 SF
Lot
3.04 ac (132,435 SF)
APN
13-30-15-00000-420-0110
UPID
US18-5191073
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
by Request
Comparable Approach
Comparable
$6.07M
Blend (final)
Blend
$6.07M
Owner & transaction history
Ejb Fairways LLC · 19 yrs held
Ejb Fairways LLC
since 2006
3 recorded transactions
Zoning & alternative use
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 Seminole submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Seminole 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
$9,180,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$8,865,000
Change: -3% · Conversion: Difficult
RETAIL STORES
$8,800,000
Change: -4% · Conversion: Moderate
WAREHOUSE, STORAGE
$8,575,000
Change: -7% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$8,225,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$6.07M
Range $5.46M – $6.67M · ±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
$128 / 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
$85,930
Tax year 2023
Assessed value
$4,425,000
Assessed 2023
Previous assessed
$4,200,000
+5.4% YoY
Effective rate
1.94%
On assessed value
Land market value
$800,030
Improvement market value
$3,624,970
Total market value
$4,425,000
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 (MULTI-STORY)
Status
Off-Market
Year built
1999
Construction
STEEL FRAME
Heating
YES
Cooling
AC.PACKAGE
Stories
3
Bathrooms
14
Total area
47,376 SF
Lot
3.04 ac (132,435 SF)
APN
13-30-15-00000-420-0110
UPID
US18-5191073
Jurisdiction
PINELLAS
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
$9.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.9M
RETAIL STORES
Est. value
$8.8M
WAREHOUSE, STORAGE
Est. value
$8.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$8.2M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
WAREHOUSE, STORAGE
APARTMENT HOUSE (5+ UNITS)
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
1999
Construction
STEEL FRAME
Heating
YES
Cooling
Yes
Stories
3
Bathrooms
14
Lot
3.04 ac
Current owner
From public records · entity-resolved
Ejb Fairways LLC
Entity
Mailing address
5550 W EXECUTIVE DR STE #550, TAMPA, FL 33609-1009
Ownership since
2006
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
Mar 5, 2012
—
Ejb Fairways LLC
—
Deed Of Trust
related
$1,000,000 · Usameribank
Aug 29, 2006
$19,150,000
Ejb Fairways LLC
Bd Fairways Ltd
Grant Deed
$9,775,122 · Teachers Insurance & Annuity
Apr 30, 1998
$1,200,000
Bd Fairways Ltd
Bardmoor/bayou Club Ltd
Grant 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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