Assisted Living Facility with Two
New
For Sale
$950,000
15458 SNOW MEMORIAL, Brooksville, FL 34601
Two remodeled residences provide flexible healthcare, community, or organizational use on an AG-zoned property.
Property Size3,456 SF
Lot Size3.00 Acres
Days on Market4
Property Features for 15458 SNOW MEMORIAL
General Information
Standard status
Active
Size
3,456 SF
Lot size
3.00 Acres
Property subtype
Commercial
Zoning
AG
Taxes and HOA fees
Annual Taxes
$10,277
Amenities
outdoor pavilion with party bar and pizza oven
screened-in back patio
laundry room
Building Details
Building Size
3,456 SF
Year Built
1960
Buildings
2
Listing Agency:
Home-Land Real Estate, Inc.
Listed By:
Kimberly Pye, PA · License #3315876
(352) 279-1150
Source:
Elliman
Added: Sep 18
Changed: Sep 21
Last Checked: Sep 21 at 9:16AM
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.
Investment Insights
Based on property information with market context.
This 3-acre property includes two separate homes totaling 3,456 square feet of living space. The 1,216-square-foot main residence features a remodeled kitchen, two living areas, two remodeled bathrooms, and a laundry room with two washer-and-dryer sets. The second residence contains 2,240 square feet and is configured for assisted living, with remodeled bathrooms, a full kitchen, dining space, and a screened covered patio.
The property is zoned AG and supports use as an Assisted Living Facility for up to 10 beds. Outdoor improvements include a large pavilion with a sink, grill, pizza oven, party bar, and gathering area. A large parking lot accommodates visitors. The two-home layout may also suit church or nonprofit operations, subject to applicable approvals.
The property is zoned AG and supports use as an Assisted Living Facility for up to 10 beds. Outdoor improvements include a large pavilion with a sink, grill, pizza oven, party bar, and gathering area. A large parking lot accommodates visitors. The two-home layout may also suit church or nonprofit operations, subject to applicable approvals.
Key Highlights
- 3‑acre AG‑zoned property approved for Assisted Living Facility use up to 10 beds
- Two separate homes totaling 3,456 square feet
- Main residence measures 1,216 square feet with remodeled kitchen and bathrooms
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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Open Analytics
Current Use
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
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Frequently Asked Questions
What type of property is this?
Assisted living facility - Two remodeled residences provide flexible healthcare, community, or organizational use on an AG-zoned property.
Where is this assisted living facility located?
The property is located at 15458 SNOW MEMORIAL 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 AG‑zoned property approved for Assisted Living Facility use up to 10 beds; Two separate homes totaling 3,456 square feet; Main residence measures 1,216 square feet with remodeled kitchen and bathrooms
