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Property profile & analytics
OFF-MARKET
Estimated value
$1,035,000
Office buildings
1038 Brandon Blvd Brandon, FL 33511-5509
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US18-4885217
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,041 SF
Lot
0.08 ac (3,484 SF)
Zoning code
PD
APN
U24292099E000006000010
UPID
US18-4885217
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
Current use
Occupant on record · Public records
-
Brandon Family Law Center LLC Consultant
-
Happily Ever Houston Events Wedding Service Event Planning
-
Quality Cooling & Heating HVAC Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.05M
CAP Approach
CAP
$885k
Comparable Approach
Comparable
$653k
Blend (final)
Blend
$1.04M
Owner & transaction history
Wellness Point LLC · 2 yrs held
Wellness Point LLC
since 2023
Last sale
$1.1M
3 recorded transactions
Zoning & alternative use
PD · Brandon, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$740,000
+26.1%
Retail stores
$700,000
+19.2%
Commercial (general)
$640,000
+8.9%
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
$985,000
ML approach
$1,050,000
CAP Approach
CAP Return
Estimation
6%
$960,000
6.5%
$885,000
7%
$825,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$740,000
Change: +26% · Conversion: Difficult
RETAIL STORES
$700,000
Change: +19% · Conversion: Moderate
COMMERCIAL (GENERAL)
$640,000
Change: +9% · Conversion: Easy
MEDICAL BUILDING
$630,000
Change: +7% · Conversion: Easy
Blend value · Realmo final
$1.04M
Range $932k – $1.14M · ±10% · vs last sale $1.12M (Aug 4 2023)
Last sale anchor
$1.12M
Aug 4 2023
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
$340 / 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
$9,671
Tax year 2023
Assessed value
$543,986
Assessed 2023
Previous assessed
$483,077
+12.6% YoY
Effective rate
1.78%
On assessed value
Assessed land
$34,840
Assessed improvement
$509,146
Land market value
$34,840
Improvement market value
$509,146
Total market value
$543,986
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
1
Total area
3,041 SF
Lot
0.08 ac (3,484 SF)
Zoning code
PD
APN
U24292099E000006000010
UPID
US18-4885217
Jurisdiction
HILLSBOROUGH
Zoning & alternative use
PD · Brandon, FL
Zoning PD · permitted uses
PD · 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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$740,000
RETAIL STORES
Est. value
$700,000
COMMERCIAL (GENERAL)
Est. value
$640,000
MEDICAL BUILDING
Est. value
$630,000
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
MEDICAL BUILDING
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
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
1
Lot
0.08 ac
Current owner
From public records · entity-resolved
Wellness Point LLC
Entity
Mailing address
2677 LNDG WAY, PALM HARBOR, FL 34684-1725
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 4, 2023
$1,120,000
Wellness Point LLC
Nextgen Realty LLC
Warranty Deed
—
Mar 19, 2007
$823,400
Nextgen Rlty LLC
East Pointe LLC
Warranty Deed
—
—
—
Nextgen Realty LLC
—
Deed Of Trust
related
$455,000 · Florida Traditions Bank
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.
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