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Property profile & analytics
OFF-MARKET
Estimated value
$3,935,000
Showrooms
10311 Woodberry Rd Brandon, FL 33510
Entity Owned
19-yr Hold
Free & Clear
Property ID
US18-2855451
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
2004
Construction
STEEL FRAME
Total area
10,000 SF
Lot
2.86 ac (124,581 SF)
Zoning code
M
APN
U202920ZZZ000002524200
UPID
US18-2855451
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.95M
Blend (final)
Blend
$3.94M
Owner & transaction history
Woodberry Properties LLC · 19 yrs held
Woodberry Properties LLC
since 2006
4 recorded transactions
Zoning & alternative use
M · Brandon, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.9M
+130.9%
Apartment house (5+ units)
$3.5M
+67.5%
Neighborhood: shopping center
$2.4M
+15.8%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Brandon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brandon submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$4,865,000
Change: +131% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,530,000
Change: +68% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$2,440,000
Change: +16% · Conversion: Difficult
Blend value · Realmo final
$3.94M
Range $3.54M – $4.33M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$394 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$44,966
Tax year 2023
Assessed value
$2,605,400
Assessed 2023
Previous assessed
$2,218,300
+17.5% YoY
Effective rate
1.73%
On assessed value
Assessed land
$833,958
Assessed improvement
$1,771,442
Land market value
$833,958
Improvement market value
$1,771,442
Total market value
$2,605,400
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
2004
Construction
STEEL FRAME
Heating
NONE
Cooling
NONE
Buildings
3
Stories
1
Units
9
Total area
10,000 SF
Lot
2.86 ac (124,581 SF)
Zoning code
M
APN
U202920ZZZ000002524200
UPID
US18-2855451
Jurisdiction
HILLSBOROUGH
Zoning & alternative use
M · Brandon, FL
Zoning M · permitted uses
M · Brandon, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Brandon. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$4.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.4M
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
NEIGHBORHOOD: SHOPPING CENTER
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2004
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Units
9
Lot
2.86 ac
Current owner
From public records · entity-resolved
Woodberry Properties LLC
Entity
Free & Clear · 19 yrs held
Mailing address
PO BOX 89188, TAMPA, FL 33689-0403
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 16, 2006
—
Woodberry Properties LLC
Camping World INC
Warranty Deed
related
—
Aug 12, 2004
—
Woodberry Properties LLC
—
Trustees Deed
related
$1,200,000 · First Citrus Bank
Jul 30, 2004
—
Woodberry Properties LLC
Camping World INC
Warranty Deed
related
—
—
—
Woodberry Properties LLC
—
Deed Of Trust
related
$1,100,000 · United Farm Family Life Ins Co
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
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