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Property profile & analytics
OFF-MARKET
Estimated value
$1,410,000
Medical Office Space
8491 39th Ave Gainesville, FL 32606-5635
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-6717621
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2009
Construction
STEEL FRAME
Total area
10,200 SF
Lot
0.29 ac (12,632 SF)
Zoning code
PD
APN
06230-005-015
UPID
US18-6717621
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
-
Uf Pain & Spine Center At Physician
-
Dr. Kohl Mayberry Physician
-
Shands Hospital Outpatient Psy Physician
-
Vicki phycologist Medical Clinic
-
Dr. Kimberly A. White, MD Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.06M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.54M
Blend (final)
Blend
$1.41M
Owner & transaction history
Ayamao Holdings LLC · 4 yrs held
Ayamao Holdings LLC
since 2022
Last sale
$1.5M
3 recorded transactions
Zoning & alternative use
PD · Gainesville, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.5M
+2.9%
Retail stores
$1.5M
+2.6%
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
$1,200,000
ML approach
$1,055,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,495,000
Current use
OFFICE BUILDING
$1,540,000
Change: +3% · Conversion: Easy
RETAIL STORES
$1,535,000
Change: +3% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,280,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.41M
Range $1.27M – $1.55M · ±10% · vs last sale $1.48M (Jul 13 2022)
Last sale anchor
$1.48M
Jul 13 2022
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
$138 / 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
$27,541
Tax year 2023
Assessed value
$1,350,006
Assessed 2023
Previous assessed
$1,207,500
+11.8% YoY
Effective rate
2.04%
On assessed value
Assessed land
$607,550
Assessed improvement
$742,456
Land market value
$607,550
Improvement market value
$742,456
Total market value
$1,350,006
Applied tax rate
400.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2009
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Stories
1
Units
100
Rooms
50
Bathrooms
13
Total area
10,200 SF
Lot
0.29 ac (12,632 SF)
Zoning code
PD
APN
06230-005-015
UPID
US18-6717621
Jurisdiction
ALACHUA
Zoning & alternative use
PD · Gainesville, FL
Zoning PD · permitted uses
PD · 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.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.5M
RETAIL STORES
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.3M
MEDICAL BUILDING Current
OFFICE BUILDING
RETAIL STORES
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
2009
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
100
Rooms
50
Bathrooms
13
Lot
0.29 ac
Current owner
From public records · entity-resolved
Ayamao Holdings LLC
Entity
Mailing address
8491 NW 39TH AVE, GAINESVILLE, FL 32606-5635
Mailing matches property
Yes
Owner-occupied
Yes
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 13, 2022
$1,475,000
Ayamao Holdings LLC
39th Avenue Investors LLC
Warranty Deed
$1,253,750 · South State Bank NA
Jul 30, 2019
—
39th Avenue Investors LLC
—
Deed
related
$900,000 · First Federal Bank
Oct 3, 2008
$768,000
39th Avenue Investors LLC
Newsom Properties LLC
Warranty Deed
$1,612,000 · Compass 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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