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    Gated Mini-Storage with RV Storage Title is generated by Realmo AI

    16331 CORTEZ Blvd, Brooksville, FL 34601

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    New
    For Sale
    $1,400,000

    Gated, fenced mini-storage property with 94 indoor units plus outside RV/boat storage and an on-site manager apartment.

    Type:Industrial
    Property size:
    13,500 SF
    Lot size:
    1.38 Acres
    Price / SF:
    $103/SF
    Added:
    Jun 3, 2026
    Days on Market:
    4
    Last Refresh:
    Jun 6 at 4:55 am

    Property Features for 16331 CORTEZ Blvd

    General Information

    Standard status
    Active
    Size
    13,500 SF
    Lot size
    1.38 Acres
    Property subtype
    Industrial

    Building Details

    Year Built
    1985

    We can help!

    Listing Contact
    Kimberly Pye, PA

    Listing agent Kimberly Pye, PA License #3315876

    Listing office Home-Land Real Estate, Inc.

    Listing date Jun 3, 2026

    Source Elliman

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Home-Land Real Estate, Inc.

    HighLights

    • Mini‑storage on 1.38 acres with two large buildings totaling 13,500 SF
    • 94 indoor storage units plus outside RV/boat storage for additional income
    • On‑site 2‑bedroom, 1‑bath apartment for a live‑in manager
    • Additional commercial rental space onsite (currently rented) plus a large office
    • Gated and fenced property; zoned C2
    • Freshly painted and updated; average annual daily traffic count of 17,500

    Overview

    This for-sale mini-storage property includes 1.38 acres with two large buildings totaling 13,500 square feet, along with an established business operation. The site offers 94 storage units and includes outside RV/boat storage. On-site improvements include freshly painted and updated facilities, with the property secured by gated and fenced access. A large office and additional commercial rental space are also included, with the commercial rental space currently rented. For on-site oversight, the property includes a full apartment for a live-in manager with two bedrooms and one bathroom.

    Located on Cortez Blvd in Brooksville, Florida, the site is zoned C2. The property reports an average annual daily traffic count of 17,500 and is close to the Suncoast Parkway, supporting drive-by visibility for storage customers.

    For a buyer or operator seeking an operationally managed storage business, the unit count, outside RV/boat storage, and dedicated office space create a straightforward mix of offerings. The presence of a live-in manager apartment can support day-to-day site administration. The current setup also indicates a reliance on consistent management, since the business is described as not being leased to full potential without a full-time manager and marketing support.

    Local Financial Insights For Self Storage

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $194.4k $14.40
    − Vacancy −$15.6k −$1.15
    EGI $178.8k $13.25
    − OpEx −$53.7k −$3.97
    NOI $125.2k $9.27
    13,500 SF · lease $14.40/SF/yr · vacancy 8.00% · expense 30.00%

    Alternative Uses

    Best Use
    Self Storage
    $1.79M
    $1.56M – $2.09M (±1% cap)
    NOI $125,194 @ 7.0% cap · market cap 8.94%
    Second Best
    Industrial
    $1.55M
    $1.35M – $1.81M (±1% cap)
    NOI $108,321 @ 7.0% cap · market cap 7.74%
    Theoretical Best
    Office A
    $3.08M
    $2.69M – $3.59M (±1% cap)
    NOI $215,266 @ 7.0% cap · market cap 15.38%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Self storage facilities

    Suggested Use

    Real Estate Agency Spa & Massage Center Building Supply Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Hotel & Motel Gym & Fitness Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Brooksville
    County
    Pasco
    State
    Florida
    Longitude
    -82.4567937
    Latitude
    28.5416262

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    FAQs

    What type of property is this?
    Self storage facility - Gated, fenced mini-storage property with 94 indoor units plus outside RV/boat storage and an on-site manager apartment.
    Where is this self storage facility located?
    The property is located at 16331 CORTEZ Blvd Brooksville, FL.
    What is the asking price?
    The asking price for this property is $1,400,000.
    What are key features of this property?
    This property features: Mini‑storage on 1.38 acres with two large buildings totaling 13,500 SF; 94 indoor storage units plus outside RV/boat storage for additional income; On‑site 2‑bedroom, 1‑bath apartment for a live‑in manager
    (352) 279-1150
    We can help!
    Listing Contact
    Kimberly Pye, PA
    Real Estate License ID: 3315876
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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