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Property profile & analytics
OFF-MARKET
Sports & entertainment properties
Henley Rd, Green Cove Springs, FL 32043
Individually Owned
2-yr Hold
Free & Clear
Property ID
US18-7393342
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Lot
2.68 ac (116,653 SF)
Zoning code
AG
APN
21-05-25-010094-002-01
UPID
US18-7393342
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
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Thomas W Lutz · 2 yrs held
Thomas W Lutz
since 2024
Last sale
$239,000
7 recorded transactions
Zoning & alternative use
AG · Green Cove Springs, FL
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 Green Cove Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Green Cove Springs 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$2.00
Tax year 2023
Assessed value
$100
Assessed 2023
Previous assessed
$100
+0.0% YoY
Effective rate
2.00%
On assessed value
Assessed land
$100
Land market value
$100
Total market value
$100
Applied tax rate
1.0000
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Heating
NONE
Lot
2.68 ac (116,653 SF)
Zoning code
AG
APN
21-05-25-010094-002-01
UPID
US18-7393342
Jurisdiction
CLAY
Zoning & alternative use
AG · Green Cove Springs, FL
Zoning AG · permitted uses
AG · Green Cove Springs, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Green Cove Springs. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Lot
2.68 ac
Current owner
From public records · entity-resolved
Thomas W Lutz
Individual
Free & Clear · 2 yrs held
Mailing address
3008 HAVENGATE DR, GREEN COVE SPRINGS, FL 32043-5296
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
74 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 14, 2024
—
Thomas W Lutz
Thomas W Lutz
Intrafamily Transfer
related
—
Sep 22, 2023
—
Kimberly Anne East
Glenn E East JR
Intrafamily Transfer
related
—
Jun 26, 2023
—
Shana Marie Thomas
Shana M Thomas
Intrafamily Transfer
related
—
Jun 30, 2008
—
Glenhaven HOA INC
Larmac Dev Corp
Warranty Deed
related
—
Dec 6, 2005
$239,000
Ivan Antonio Noguera
Larmac Development Corp
Corporation Deed
$191,200 · Watson Mortgage Corp
Jun 25, 2004
$161,600
Ryan N Starnes
Larmac Development Corp
Grant Deed
—
Jun 10, 2004
$35,000
J D Nichols Construction INC
Larmac Development Corp
Grant Deed
—
Mar 9, 2004
—
Lake Asbury Plaza INC
Sandridge Acres Partnership
Grant Deed
related
—
Nov 18, 2003
$153,000
William L Arras
N & N Builders INC
Grant Deed
$142,000 · Mercantile Bank
Nov 18, 2003
$28,000
N & N Builders INC
Larmac Development Corp
Grant Deed
—
Oct 29, 2003
$28,000
J D Nichols Construction INC
Larmac Development Corp
Grant Deed
—
Oct 23, 2003
$156,900
Jacques R Gaillot
N & N Builders INC
Grant Deed
$125,520 · Resource Bank
Oct 23, 2003
$28,000
N & N Builders INC
Larmac Development Corp
Grant Deed
—
Oct 7, 2003
$12,000
Larmac Development Corp
Sandridge Acres Ptshp
Grant Deed
—
Sep 18, 2003
$131,700
Craig Chris
Larmac Development Corp
Grant Deed
$130,563 · Resource Bank
Aug 20, 2003
$21,700
Bentod INC
Sandridge Acres Ptshp
Grant Deed
—
Aug 14, 2003
$29,000
J D Nichols Construction INC
Larmac Development Corp
Grant Deed
—
Aug 11, 2003
$139,900
Fredrick L Ross
J D Nichols Construction INC
Grant Deed
$139,900 · Watson Mortgage Corp
Aug 11, 2003
$29,000
J D Nichols Construction INC
Larmac Development Corp
Grant Deed
—
Aug 1, 2003
$29,000
J D Nichols Constructioin INC
Larmac Development Corp
Grant Deed
$94,430 · Heritage Bank North Florida
Jul 16, 2003
$155,900
Gregory W Martin
Larmac Development Corp
Grant Deed
$124,720 · Washington Mutual Fsb
Jul 16, 2003
$148,700
Richard W Thomas
Larmac Development Corp
Grant Deed
$145,819 · Coastal Capital Corp
Jul 15, 2003
—
Larmac Development Corp
Sandridge Acres Partnership
Quit Claim Deed
related
—
Jul 11, 2003
$29,000
J D Nichols Construction INC
Larmac Development Corp
Grant Deed
—
Jul 11, 2003
$947,900
Larmac Development Corp
Sandridge Acres Ptshp
Grant Deed
—
Jul 10, 2003
$146,800
Robert D Cox
Larmac Development Corp
Grant Deed
$132,120 · Middlekauff Mortgage Co INC
Jul 3, 2003
$138,900
Jeremy C Pruitt
Larmac Development Corp
Grant Deed
$141,678 · Wells Fargo Home Mortgage INC
Jun 30, 2003
$147,000
Christopher J Fredrich
Larmac Development Corp
Grant Deed
$141,744 · Principal Residential Mtg
Jun 20, 2003
$153,400
James D Lovell
Larmac Development Corp
Grant Deed
$158,002 · Coastal Capital Corp
May 28, 2003
$140,000
Thomas F Mcguckin
Larmac Development Corp
Grant Deed
—
May 20, 2003
$146,300
Jason L Moak
Larmac Development Corp
Grant Deed
$150,631 · Pinnacle Financial Corp
Apr 1, 2003
$29,000
J D Nichols Construction INC
Larmac Development Corp
Grant Deed
—
Mar 25, 2003
$148,900
Michael W Grayer
Larmac Development Corp
Grant Deed
$151,800 · Resource Bank
Feb 28, 2003
$749,300
Asbury Commons Ltd
Sandridge Acres Ptshp
Grant Deed
—
Feb 28, 2003
$298,200
Bentod INC
Sandridge Acres Ptshp
Grant Deed
—
Feb 26, 2003
$140,900
Gary W Peek
Larmac Development Corp
Grant Deed
$135,862 · Embassy Mortgage Corp
Jan 24, 2003
$142,700
Larry G Kappel
J D Nichols Construction INC
Grant Deed
—
Jan 8, 2003
$148,300
Gordon R Leavens
Larmac Development Corp
Grant Deed
$151,266 · Embassy Mortgage Corp
Jan 7, 2003
$145,700
Anthony S Hartley
Larmac Development Corp
Grant Deed
$140,430 · Embassy Mortgage Corp
Dec 30, 2002
$145,600
Glenn E East
Larmac Development Corp
Grant Deed
$143,500 · Mortgage Source
Dec 30, 2002
$154,900
Matthew J Glogowski
Larmac Development Corp
Grant Deed
$147,155 · Watson Mortgage Corp
Dec 19, 2002
$144,800
Mark M Sweet
Larmac Development Corp
Grant Deed
$147,696 · Gmac Mortgage Corp Pa
Dec 18, 2002
$133,800
Cary S Upchurch
Larmac Development Corp
Grant Deed
$132,750 · Amsouth Bank
Dec 16, 2002
$135,800
Douglas W Elkins
Larmac Development Corp
Grant Deed
$99,700 · Matrix Financial Service Corp
Nov 25, 2002
$147,200
Linda M Noe
Larmac Development Corp
Grant Deed
$151,150 · Phh Us Mortgage
Nov 18, 2002
$164,400
Patrick A Jones
Larmac Development Corp
Grant Deed
$167,280 · Embassy Mortgage Corp
Oct 29, 2002
$141,800
Jeremy Q Love
Larmac Development Corp
Grant Deed
$101,800 · Wachovia Mortgage Co
Oct 28, 2002
$141,800
Scott F Allen
Larmac Development Corp
Grant Deed
$129,000 · Ctx Mortgage Co
Oct 4, 2002
$119,800
Theresa A Edwards
Larmac Development Corp
Grant Deed
$111,853 · Ctx Mortgage Co
Oct 4, 2002
$124,900
James S Hutchingson
Larmac Development Corp
Grant Deed
$118,303 · Watson Mortgage Corp
Sep 9, 2002
$119,800
Joe Miller
Larmac Development Corp
Grant Deed
—
Sep 6, 2002
$28,000
J D Nichols Construction INC
Larmac Development Corp
Grant Deed
—
Sep 4, 2002
$28,000
J D Nichols Construction INC
Larmac Development Corp
Grant Deed
—
Sep 4, 2002
$119,800
Chad A Varney
Larmac Development Corp
Grant Deed
$95,800 · Gmac Mortgage Corp
Aug 30, 2002
$103,300
Larmac Development Corp
Sandridge Acres Partnership
Grant Deed
—
Aug 27, 2002
$28,000
J D Nichols Construction INC
Larmac Development Corp
Grant Deed
—
Aug 27, 2002
$121,800
Donald D Bush
Larmac Development Corp
Grant Deed
$93,000 · World Savings Bank
Aug 22, 2002
$123,400
Rhonda L Allbright
Larmac Development Corp
Grant Deed
$121,443 · Embassy Mortgage Corp
Aug 21, 2002
$141,800
Paul E Sartain
Larmac Development Corp
Grant Deed
$136,800 · Embassy Mortgage Corp
Aug 20, 2002
$134,900
Floyd R Kirk
Larmac Development Corp
Grant Deed
$136,923 · Navy FCU
Aug 20, 2002
$133,000
Paul T Kaiser
Larmac Development Corp
Grant Deed
$121,495 · Irwin Mortgage Corp
Jul 10, 2002
$28,000
J D Nichols Construction INC
Larmac Development Corp
Grant Deed
—
Jul 10, 2002
$137,400
Christopher S Lapierre
J D Nichols Construction INC
Grant Deed
$140,120 · Suntrust Bank NA
May 29, 2002
$29,000
J D Nichols Construction INC
Larmac Development Corp
Grant Deed
$90,435 · Heritage Bank North Florida
Jan 11, 2002
$413,400
Larmac Development Corp
Sandridge Acres Partnership
Grant Deed
—
Nov 28, 2001
$3,900
Clay County Utility Authority
Sandridge Acres Partnership
Grant Deed
—
Nov 9, 2001
$146,700
Larmac Development Corp
Sandridge Acres Partnership
Grant Deed
—
Sep 13, 2001
$25,000
J D Nichols Construction INC
Larmac Development Corp
Grant Deed
—
Aug 10, 2001
$123,900
Tracy R Smith
Jd Nichols Construction INC
Grant Deed
$126,378 · Ctx Mortgage Co
Aug 8, 2001
$25,000
J D Nichols Construction INC
Larmac Development Corp
Grant Deed
$87,430 · Heritage Bank North Florida
Jun 18, 2001
$25,000
J D Nichols Construction INC
Larmac Development Corp
Grant Deed
$86,730 · Heritage Bank North Florida
May 8, 2001
$120,800
Joseph G Watson
Larmac Development Corp
Grant Deed
$118,933 · Washington Mutual Home Loans
Jun 15, 2000
$415,200
Larmac Development Corp
Sandridge Acres Partnership
Grant Deed
—
—
—
Joseph G Watson
—
Deed Of Trust
related
$118,742 · Greater Atlantic Mortgage Corp
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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