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Property profile & analytics
OFF-MARKET
Estimated value
$875,000
Office buildings
849 State Rd 45 Newberry, FL 32669-2524
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US18-4800814
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1998
Construction
WOOD
Total area
5,280 SF
Lot
1.28 ac (55,757 SF)
Zoning code
I
APN
01898-000-000
UPID
US18-4800814
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
$875k
CAP Approach
CAP
$1.08M
Comparable Approach
Comparable
$526k
Blend (final)
Blend
$875k
Owner & transaction history
Gerald Coleman · 2 yrs held
Gerald Coleman
since 2024
Last sale
$875,000
5 recorded transactions
Zoning & alternative use
I · Newberry, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
This district is intended primarily for manufacturing and closely related uses. It is intended to preserve such lands for the functions of industrial activity, wholesaling, warehousing and distribution. To allow maximum latitude for operations, performance standards are applied at district boundaries, so that uses which might not otherwise be permitted are a…
Zone name
Industrial
General category
INDUSTRIAL
Zone area
207.34 ac
Source
Realmo
Top alternative use upside
Neighborhood: shopping center
$1.0M
+27.1%
Retail stores
$965,000
+21.2%
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 Newberry submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Newberry 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
$875,000
ML approach
$875,000
CAP Approach
CAP Return
Estimation
6%
$1,170,000
6.5%
$1,080,000
7%
$1,005,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$795,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,015,000
Change: +27% · Conversion: Difficult
RETAIL STORES
$965,000
Change: +21% · Conversion: Moderate
MEDICAL BUILDING
$730,000
Change: -8% · Conversion: Easy
WAREHOUSE, STORAGE
$655,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$875k
Range $788k – $963k · ±10% · vs last sale $875k (Jun 25 2024)
Last sale anchor
$875k
Jun 25 2024
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
$166 / 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
$8,878
Tax year 2023
Assessed value
$335,200
Assessed 2023
Previous assessed
$335,200
+0.0% YoY
Effective rate
2.65%
On assessed value
Assessed land
$111,100
Assessed improvement
$224,100
Land market value
$111,100
Improvement market value
$224,100
Total market value
$335,200
Applied tax rate
8,700.0000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1998
Construction
WOOD
Heating
FORCED AIR
Cooling
YES
Stories
1
Units
100
Rooms
12
Bathrooms
8
Total area
5,280 SF
Lot
1.28 ac (55,757 SF)
Zoning code
I
APN
01898-000-000
UPID
US18-4800814
Jurisdiction
ALACHUA
Zoning & alternative use
I · Newberry, FLZoning I · permitted uses
I · Newberry, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
This district is intended primarily for manufacturing and closely related uses. It is intended to preserve such lands for the functions of industrial activity, wholesaling, warehousing and distribution. To allow maximum latitude for operations, performance standards are applied at district boundaries, so that uses which might not otherwise be permitted are allowable in the portions of the district not adjacent to the district boundary lines
Zone name
Industrial
General category
INDUSTRIAL
Zone area
207.34 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$795,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.0M
RETAIL STORES
Est. value
$965,000
MEDICAL BUILDING
Est. value
$730,000
WAREHOUSE, STORAGE
Est. value
$655,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1998
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
100
Rooms
12
Bathrooms
8
Lot
1.28 ac
Current owner
From public records · entity-resolved
Gerald Coleman
Individual
Mailing address
1056 ALCALA DR, ST AUGUSTINE, FL 32086-7168
Ownership since
2024
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
Jun 25, 2024
$875,000
Gerald Coleman
Sarah Jane Robertson Sandersar
Warranty Deed
$650,000 · Crews Bank & Trust
Jul 26, 2019
$100
Samuel S Sanders
Samuel S Sanders
Quit Claim Deed
related
—
Dec 5, 2016
—
Samuel S Sanders
—
Deed
related
$752,000 · Ameris Bank
Oct 29, 1999
—
Samuel S Sanders
Sanders,samuel S & Patricia C
Quit Claim Deed
related
$200,000 · Republic Security Bank
—
—
Samuel S Sanders
—
Deed Of Trust
related
$300,000 · Ameris 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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