Assisted Living Property With Two
For Sale
$950,000
15458 SNOW MEMORIAL Highway, Brooksville, FL 34601
Residential Income, BROOKSVILLE, FL
Property Size3,456 SF
Lot Size3.00 Acres
Price / SF$274.88
Days on Market188
Property Features for 15458 SNOW MEMORIAL Highway
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
AG
Bedrooms
10
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 5, Bedroom 10, Bedroom 1, Bedroom 9, Bathroom 3, Laundry Room, Bathroom 4, Bedroom 8, Bathroom 1, Bedroom 4, Bedroom 7, Bedroom 2, Bathroom 2, Bedroom 3, Bedroom 6
Parking features
Open, Oversize, Guest
Interior features
Ceiling Fans(s)
Exterior features
Courtyard, Lighting, Outdoor Grill, Outdoor Kitchen, Sidewalk
Subdivision
S1/2 OF W3/4 OF S1/2 OF SW1/4 OF SE1/4
Elementary school
Brooksville Elementary
Middle school
D.S. Parrot Middle
High school
Hernando High
Directions
Cortez Blvd, slight right turn onto S Broad St, turn left onto Snow Memorial Hwy, on the right
Standard status
Active
APN
R13-421-19-0000-0080-0000
Size
3,456 SF
Lot size
3.00 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
S1/2 OF W3/4 OF S1/2 OF SW1/4 OF SE1/4 LESS E264 FT
Tax Annual Amount
10277
Legal Description
S1/2 OF W3/4 OF S1/2 OF SW1/4 OF SE1/4 LESS E264 FT
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Electric (Heating)
Cooling system
Central Air
Water source
Well
Amenities
screened-in back patio
pavilion
laundry room
Building Details
Year built
1960
Number of units
2
Flooring type
Tile - Ceramic, Vinyl
Building materials
Block, Stucco
Roof type
Metal
Additional Structures
Outdoor Kitchen, Gazebo
Listing Agency:
HOME LAND REAL ESTATE INC
(352) 556-0909
Listed By:
Kimberly Pye, PA · License #3315876
(352) 279-1150
Added: Mar 11
Changed: Sep 12
Last Checked: Sep 14 at 10:06PM
MLS# W7883652
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 3-acre property includes two full houses with 3,456 square feet of combined living area. The 1,216-square-foot main residence has three bedrooms, two remodeled bathrooms, two living rooms, a remodeled kitchen, and a laundry room equipped with two sets of washers and dryers. The second 2,240-square-foot house is configured for assisted living and includes seven bedrooms, three remodeled bathrooms, a remodeled kitchen, dining room, and covered screened patio. The property is approved for assisted living use of up to 10 beds and is zoned AG.
Outdoor improvements include a large pavilion with a kitchen sink, grill, and pizza oven, along with a sizable parking lot for visitors. Additional property features include a well, septic tank, central air, electric heat, metal roofing, block and stucco construction, vinyl and ceramic tile flooring, and open, guest, and oversize parking.
Outdoor improvements include a large pavilion with a kitchen sink, grill, and pizza oven, along with a sizable parking lot for visitors. Additional property features include a well, septic tank, central air, electric heat, metal roofing, block and stucco construction, vinyl and ceramic tile flooring, and open, guest, and oversize parking.
Key Highlights
- 3‑acre property with 3,456 square feet across two full houses
- AG zoning with assisted living use permitted for up to 10 beds
- Main house includes 3 bedrooms, 2 remodeled bathrooms, and 1,216 square feet
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$31,785
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.35%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$635,700
$635.7K
Cap Rate 7%
$454,071
$454.1K
Cap Rate 9%
$353,167
$353.2K
Market Conditions
NOI Build-Up for 3,456 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$62.2K $18.00/SF
− Vacancy
−$4.4K −$1.28/SF
EGI
$57.8K $16.72/SF
− OpEx
−$26.0K −$7.52/SF
NOI
$31.8K $9.20/SF
Area
Pasco County, FL
Vacancy
7.10%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$635,700
Cap Rate 7%
$454,071
Cap Rate 9%
$353,167
Alternative Uses
Best Use
Apartment 5plus
$454.1K
$397.3K – $529.8K
NOI $31,785 @ 7.0% cap · market cap 3.35%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$787.3K
$688.9K – $918.5K
NOI $55,108 @ 7.0% cap · market cap 5.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
12
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 34601, FL
23,001
Population
12,276
Households
1.9
Avg Household Size
50
Median Age
20%
College-Educated
88%
High-School Grad
114.0 sq mi
ZIP Area
202
Density / Sq Mi
$56,365
Median Household Income
$35,182
Median Earnings
$1,066
Median Rent
$151,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Assisted living facility - AG-zoned property includes a remodeled residence and a second home configured for assisted living use.
Where is this assisted living facility located?
The property is located at 15458 SNOW MEMORIAL Highway Brooksville, FL.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: 3‑acre property with 3,456 square feet across two full houses; AG zoning with assisted living use permitted for up to 10 beds; Main house includes 3 bedrooms, 2 remodeled bathrooms, and 1,216 square feet
