Gated Mini-Storage and RV
For Sale
$1,400,000
16331 Cortez Boulevard BROOKSVILLE, Brooksville, FL 34601
Gated and fenced storage facility with 94 units, two buildings totaling 13,500 SF, and separate office plus manager apartment.
Property Size13,550 SF
Lot Size1.38 Acres
Price / SF$106.06
Days on Market53
Property Features for 16331 Cortez Boulevard BROOKSVILLE
General Information
Standard status
Active
Size
13,550 SF
Lot size
1.38 Acres
Zoning
C2
Site & Location
Traffic Count
17,500 vehicles/day
Highway Access
Yes
Fenced Yard
Yes
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$11,791
Amenities
Luxury Vinyl
true
2
Public Records
Trees
1.3774
1.38
false
Paved
Concrete Perimeter
Street Paved,State Road
13550
Building Details
Building Size
13,550 SF
Year Built
1985
Buildings
2
Stories
2
Listing Agency:
THE REAL ESTATE COLLECTION LLC
(407) 656-7814
Listed By:
Elimar Moran · License #3121297
(407) 656-7814
Source:
Therealestatecollection
Added: Jun 30
Changed: Aug 19
Last Checked: Aug 21 at 4:10AM
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 THE REAL ESTATE COLLECTION LLC
Investment Insights
Based on property information with market context.
This for-sale mini-storage property includes two large buildings totaling 13,500 square feet, along with on-site office space and a live-in manager apartment featuring two bedrooms and one bathroom. The property provides 94 storage units plus outside RV/boat storage for additional revenue. Interior updates include freshly painted and updated facilities, and the grounds are gated and fenced for security.
The property sits on approximately 1.38 acres and is zoned C2. The public remarks indicate an average annual daily traffic count of 17,500 and proximity to Suncoast Parkway in a rapidly growing area.
An additional commercial rental space is included onsite and currently rented, along with a large office. The property is described as not being operated to its full potential, which the remarks attribute to the need for full-time management and marketing.
The property sits on approximately 1.38 acres and is zoned C2. The public remarks indicate an average annual daily traffic count of 17,500 and proximity to Suncoast Parkway in a rapidly growing area.
An additional commercial rental space is included onsite and currently rented, along with a large office. The property is described as not being operated to its full potential, which the remarks attribute to the need for full-time management and marketing.
Key Highlights
- Mini‑storage on 1.38 acres with 94 units across two large buildings totaling 13,500 SF
- Gated and fenced property with concrete perimeter foundation and paved street/state road frontage
- Separate office plus on‑site 2‑bedroom, 1‑bath apartment for a live‑in manager
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
$128,609
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
9.19%
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%
$2,572,180
$2.6M
Cap Rate 7%
$1,837,271
$1.8M
Cap Rate 9%
$1,428,989
$1.4M
Market Conditions
NOI Build-Up for 13,200 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
$165.0K $12.50/SF
− Vacancy
−$13.7K −$1.04/SF
EGI
$151.3K $11.46/SF
− OpEx
−$22.7K −$1.72/SF
NOI
$128.6K $9.74/SF
Area
Pasco County, FL
Vacancy
8.30%
Lease Rate
$12.50 /SF/Yr
Expense Ratio
15.00%
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%
$2,572,180
Cap Rate 7%
$1,837,271
Cap Rate 9%
$1,428,989
Alternative Uses
Best Use
Warehouse
$1.84M
$1.61M – $2.14M
NOI $128,609 @ 7.0% cap · market cap 9.19%
Second Best
Self Storage
$1.75M
$1.53M – $2.04M
NOI $122,412 @ 7.0% cap · market cap 8.74%
Theoretical Best
Office A
$3.01M
$2.63M – $3.51M
NOI $210,482 @ 7.0% cap · market cap 15.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
17,500 VPD
Traffic count
Turnkey business
Opportunity
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
103
Businesses Nearby
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
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Self storage facility - Gated and fenced storage facility with 94 units, two buildings totaling 13,500 SF, and separate office plus manager apartment.
Where is this self storage facility located?
The property is located at 16331 Cortez Boulevard BROOKSVILLE 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 94 units across two large buildings totaling 13,500 SF; Gated and fenced property with concrete perimeter foundation and paved street/state road frontage; Separate office plus on‑site 2‑bedroom, 1‑bath apartment for a live‑in manager
