Assisted Living Facility With Two
New
For Sale
$950,000
15458 SNOW MEMORIAL Highway, Brooksville, FL 34601
Commercial Sale, BROOKSVILLE, FL
Property Size3,456 SF
Lot Size3.00 Acres
Price / SF$274.88
Days on Market2
Property Features for 15458 SNOW MEMORIAL Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
AG
Appliances
Refrigerator
Lot features
Landscaped, Paved
Directions
Cortez Blvd, slight right turn onto S Broad St, turn left onto Snow Memorial Hwy, on the right
Subdivision
34601 - Brooksville
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
Phone Available
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Water source
Well
Amenities
outdoor pavilion
party bar
pizza oven
screened-in back patio
laundry room
Building Details
Year built
1960
Floors in Building
1
Flooring type
Vinyl, Tile - Ceramic
Building materials
Block, Stucco
Roof type
Metal
Listing Agency:
HOME LAND REAL ESTATE INC
(352) 556-0909
Listed By:
Kimberly Pye, PA · License #3315876
(352) 279-1150
Added: Sep 17
Changed: Sep 18
Last Checked: Sep 18 at 2:06PM
MLS# W7889543
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 AG-zoned property includes two houses totaling 3,456 square feet. The 1,216-square-foot main house offers three bedrooms, two remodeled bathrooms, two living rooms, a remodeled kitchen, and a large laundry room with two sets of washers and dryers. The second 2,240-square-foot house is configured for assisted living and includes bedrooms, three remodeled bathrooms, a remodeled kitchen, dining space, and a covered screened-in rear patio.
Outdoor improvements include a large pavilion with a sink, grill, and pizza oven, along with a parking lot for visitors. The property uses well water and a septic tank, with central heating and central air. Block and stucco construction, ceramic tile and vinyl flooring, and a metal roof are among the existing building features.
Outdoor improvements include a large pavilion with a sink, grill, and pizza oven, along with a parking lot for visitors. The property uses well water and a septic tank, with central heating and central air. Block and stucco construction, ceramic tile and vinyl flooring, and a metal roof are among the existing building features.
Key Highlights
- 3 acres with AG zoning and assisted living use up to 10 beds
- Two houses totaling 3,456 square feet
- Main house measures 1,216 sq ft and includes 3 bedrooms and 2 remodeled 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 - AG-zoned property with two remodeled residences, multiple kitchens, outdoor gathering areas, and a large visitor parking lot.
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 acres with AG zoning and assisted living use up to 10 beds; Two houses totaling 3,456 square feet; Main house measures 1,216 sq ft and includes 3 bedrooms and 2 remodeled bathrooms
