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Property profile & analytics
OFF-MARKET
Estimated value
$590,000
Medical Office Space
11479 Cortez Blvd Brooksville, FL 34613-7367
Entity Owned
21-yr Hold
~
Est. High Equity
Property ID
US19-0332706
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1997
Construction
CONCRETE
Total area
5,000 SF
Lot
0.45 ac (19,676 SF)
APN
R29-222-18-2552-00C1-0050
UPID
US19-0332706
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
-
Dr. Dalton M. Benson, MD Physician
-
Dr. Grigor J. Varlakov, MD Pediatrician Physician
-
Sumbul Ali Physician
-
Doctors At Home Medical Clinic
-
Access Health Care Physicians, LLC - Robert Hartzell, MD, FAAFP Pediatrician Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$710k
Comparable Approach
Comparable
$618k
Blend (final)
Blend
$590k
Owner & transaction history
11463 Cortez Boulevard LLC · 21 yrs held
11463 Cortez Boulevard LLC
since 2005
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$950,000
+40.2%
Retail stores
$760,000
+12.7%
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 Brooksville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brooksville 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%
$770,000
6.5%
$710,000
7%
$660,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$675,000
Current use
AUTO REPAIR, GARAGE
$950,000
Change: +40% · Conversion: Difficult
RETAIL STORES
$760,000
Change: +13% · Conversion: Difficult
OFFICE BUILDING
$650,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$590k
Range $531k – $649k · ±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
$118 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$9,334
Tax year 2022
Assessed value
$614,579
Assessed 2023
Previous assessed
$577,727
+6.4% YoY
Effective rate
1.52%
On assessed value
Assessed land
$188,732
Assessed improvement
$425,847
Land market value
$170,394
Improvement market value
$444,185
Total market value
$614,579
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1997
Construction
CONCRETE
Heating
YES
Cooling
YES
Stories
1
Rooms
1
Bathrooms
6
Total area
5,000 SF
Lot
0.45 ac (19,676 SF)
APN
R29-222-18-2552-00C1-0050
UPID
US19-0332706
Jurisdiction
HERNANDO
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$675,000
AUTO REPAIR, GARAGE
Est. value
$950,000
RETAIL STORES
Est. value
$760,000
OFFICE BUILDING
Est. value
$650,000
MEDICAL BUILDING Current
AUTO REPAIR, GARAGE
RETAIL STORES
OFFICE 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
1997
Construction
CONCRETE
Heating
YES
Cooling
Yes
Stories
1
Rooms
1
Bathrooms
6
Lot
0.45 ac
Current owner
From public records · entity-resolved
11463 Cortez Boulevard LLC
Entity
Mailing address
5327 COMMERCIAL WAY UNIT C113, SPRING HILL, FL 34606-1420
Ownership since
2005
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
Mar 17, 2005
$1,025,000
11463 Cortez Boulevard LLC
Napolitano,peter A & Nicole N
Warranty Deed
$800,000 · First Kensington Bank
Sep 4, 1997
$300,000
Saleh Trust
Stoops,timothy L
Grant Deed
—
—
—
Saleh Trust
—
Deed Of Trust
related
$200,000 · Individual
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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