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Property profile & analytics
OFF-MARKET
Estimated value
$3,155,000
Drug stores
970 Cypress Gdns Blvd Winter Haven, FL 33880-4636
Entity Owned
18-yr Hold
Free & Clear
Property ID
US18-9749086
Property profile
Verified
Property type
Drug stores
Use group
DRUG STORE, PHARMACY
Year built
2006
Total area
13,886 SF
Lot
1.49 ac (64,687 SF)
APN
262833658225000010
UPID
US18-9749086
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
$2.40M
Comparable Approach
Comparable
$3.33M
Blend (final)
Blend
$3.16M
Owner & transaction history
Nc Group Investments LLC · 18 yrs held
Nc Group Investments LLC
since 2008
7 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 Winter Haven submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winter Haven 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%
$2,600,000
6.5%
$2,400,000
7%
$2,230,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,590,000
Current use
COMMERCIAL (GENERAL)
$3,525,000
Change: -2% · Conversion: Easy
WAREHOUSE, STORAGE
$3,240,000
Change: -10% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,955,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$3.16M
Range $2.84M – $3.47M · ±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
$227 / 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
$46,982
Tax year 2023
Assessed value
$2,439,773
Assessed 2023
Previous assessed
$2,438,888
+0.0% YoY
Effective rate
1.93%
On assessed value
Assessed land
$743,671
Assessed improvement
$1,696,102
Land market value
$743,671
Improvement market value
$1,696,102
Total market value
$2,439,773
Applied tax rate
92,410.0000
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
Drug stores
Use group
DRUG STORE, PHARMACY
Status
Off-Market
Year built
2006
Heating
NONE
Stories
1
Units
1
Total area
13,886 SF
Lot
1.49 ac (64,687 SF)
APN
262833658225000010
UPID
US18-9749086
Jurisdiction
POLK
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
RETAIL STORES Current
Est. value
$3.6M
COMMERCIAL (GENERAL)
Est. value
$3.5M
WAREHOUSE, STORAGE
Est. value
$3.2M
AUTO REPAIR, GARAGE
Est. value
$3.0M
RETAIL STORES Current
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
2006
Heating
NONE
Stories
1
Units
1
Lot
1.49 ac
Current owner
From public records · entity-resolved
Nc Group Investments LLC
Entity
Free & Clear · 18 yrs held
Mailing address
PO BOX 1354, CHICAGO, IL 60690-1354
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 21, 2008
$5,850,000
Nc Group Investments LLC
Gray Matters Capital Foun INC
Grant Deed
—
Jun 21, 2007
—
Gray Matters Capital Foun INC
Robert Pattillo Properties INC
Grant Deed
related
—
Nov 16, 2006
$97,400
Robert Pattillo Properties INC
Sofran Davenport Ltd
Grant Deed
—
Nov 16, 2006
$6,043,700
Robert Pattillo Properties INC
Sofran Davenport Ltd
Grant Deed
—
Nov 2, 2005
$100,000
Sofran Davenport Ltd
Moy Yung INC
Grant Deed
—
Nov 2, 2005
$125,000
Sofran Davenport Ltd
Yung,jimmy & Susan
Grant Deed
—
Nov 2, 2005
$250,000
Sofran Davenport Ltd
Wilson,lynn K JR & Jeanne K
Grant Deed
—
Nov 2, 2005
—
Sofran Davenport Ltd
Wilson,lynn K JR & Jeanne K
Quit Claim Deed
related
$4,992,500 · Amsouth Bank
Nov 2, 2005
$406,200
Sofran Davenport Ltd
Yung,jimmy & Susan
Grant Deed
—
Nov 2, 2005
$63,000
Cypress Ninth LLC
Sofran Davenport Ltd
Grant Deed
—
Nov 2, 2005
$1,350,000
Sofran Davenport Ltd
Yung,jimmy & Susan
Grant Deed
—
Sep 22, 2005
$1,000
Jimmy Yung
Ellsworth Ruth R Trust
Quit Claim Deed
related
—
Sep 19, 2005
—
Record Owner
Ellsworth,ruth R
Grant Deed
related
—
Apr 19, 2005
$126,000
Sofran Davenport Ltd
Waters,norman A & Anna F
Warranty 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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