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Property profile & analytics
OFF-MARKET
Estimated value
$1,740,000
Outlet malls
8495 Gulf To Lk Hwy Inverness, FL 34450-5234
Individually Owned
6-yr Hold
Free & Clear
Property ID
US19-0703310
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2014
Construction
STEEL FRAME
Total area
9,170 SF
Lot
1.53 ac (66,429 SF)
Zoning code
CLC COASTAL LAKES COMMERC
APN
20E-19S-15-14300-004.0
UPID
US19-0703310
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
-
Dollar General Discount Store
-
Amerigas Propane Exchange Propane Supplier
-
FedEx OnSite Postal Service Courier Service
-
Western Union Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.65M
CAP Approach
CAP
$1.36M
Comparable Approach
Comparable
$1.70M
Blend (final)
Blend
$1.74M
Owner & transaction history
Curtis A Thomas · 6 yrs held
Curtis A Thomas
since 2020
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
CLC COASTAL LAKES COMMERC · Inverness, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.6M
+104.9%
Medical building
$1.9M
+52.0%
Office building
$1.5M
+21.5%
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 Inverness submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Inverness 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
$1,695,000
ML approach
$1,650,000
CAP Approach
CAP Return
Estimation
6%
$1,470,000
6.5%
$1,355,000
7%
$1,260,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,275,000
Current use
RESTAURANT
$2,610,000
Change: +105% · Conversion: Easy
MEDICAL BUILDING
$1,935,000
Change: +52% · Conversion: Difficult
OFFICE BUILDING
$1,545,000
Change: +21% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,535,000
Change: +21% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,145,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$1.74M
Range $1.57M – $1.91M · ±10% · vs last sale $1.83M (Jul 2 2020)
Last sale anchor
$1.83M
Jul 2 2020
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
$190 / 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
$17,632
Tax year 2023
Assessed value
$1,101,060
Assessed 2023
Previous assessed
$1,101,060
+0.0% YoY
Effective rate
1.60%
On assessed value
Assessed land
$197,970
Assessed improvement
$903,090
Land market value
$197,970
Improvement market value
$903,090
Total market value
$1,101,060
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
2014
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Stories
1
Bathrooms
2
Total area
9,170 SF
Lot
1.53 ac (66,429 SF)
Zoning code
CLC COASTAL LAKES COMMERC
APN
20E-19S-15-14300-004.0
UPID
US19-0703310
Jurisdiction
CITRUS
Zoning & alternative use
CLC COASTAL LAKES COMMERC · Inverness, FL
Zoning CLC COASTAL LAKES COMMERC · permitted uses
CLC COASTAL LAKES COMMERC · Inverness, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Inverness. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.3M
RESTAURANT
Est. value
$2.6M
MEDICAL BUILDING
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.1M
RETAIL STORES Current
RESTAURANT
MEDICAL BUILDING
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
2014
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Bathrooms
2
Lot
1.53 ac
Current owner
From public records · entity-resolved
Curtis A Thomas
Individual
Free & Clear · 6 yrs held
Mailing address
1576 BELLA CRUZ DR #303, THE VILLAGES, FL 32159-8969
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 2, 2020
$1,829,000
Curtis A Thomas
Mijo LLC
Grant Deed
—
Feb 27, 2014
—
Teramore Development LLC
L Michael Junker
Warranty Deed
$1,065,000 · Thomasville National Bank
Feb 3, 2014
$47,500
Teramore Development LLC
L Michael Junker
Warranty Deed
$1,065,000 · Thomasville National Bank
Sep 12, 2013
—
L Michael Junker
Junker L G Family Trust
Quit Claim Deed
related
—
May 17, 2013
—
Larry G Junker
Junker,l Michael
Quit Claim Deed
related
—
Nov 29, 2012
—
L Michael Junker
Junker L G Family Trust
Quit Claim Deed
related
—
Jun 30, 2004
$70,000
Junker,tr
Davis,virgil & Virginia C
Grant Deed
—
—
—
Junker,larry G Trust
—
Deed Of Trust
related
$69,780 · First Fed'l Bk/lake Cnty
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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