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Property profile & analytics
OFF-MARKET
Estimated value
$11,160,000
Assisted living facilities
12170 Cortez Blvd, Brooksville, FL 34613-5578
Entity Owned
2-yr Hold
Free & Clear
Property ID
US18-1064735
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1997
Construction
CONCRETE
Total area
50,785 SF
Lot
6.3 ac (274,428 SF)
Zoning code
C-1
APN
R32-222-18-2809-0000-0040
UPID
US18-1064735
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
-
Elaine Wanker Physician
-
Luz Mary Hedrick Physician
-
Jocelyn Giancarlo Physician
-
Lydia Hedges Physician
-
Cecile Thomson Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.02M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$11.16M
Owner & transaction history
12170 Cortez Blvd Fl Owner LLC · 2 yrs held
12170 Cortez Blvd Fl Owner LLC
since 2023
Last sale
$13.2M
7 recorded transactions
Zoning & alternative use
C-1 · Brooksville, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$9,130,000
ML approach
$9,015,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$11.16M
Range $10.04M – $12.28M · ±10% · vs last sale $13.25M (Nov 8 2023)
Last sale anchor
$13.25M
Nov 8 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
$220 / 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
$100,597
Tax year 2022
Assessed value
$6,362,844
Assessed 2023
Previous assessed
$7,056,284
-9.8% YoY
Effective rate
1.58%
On assessed value
Assessed land
$916,730
Assessed improvement
$5,446,114
Land market value
$1,219,680
Improvement market value
$5,768,300
Total market value
$6,987,980
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1997
Construction
CONCRETE
Heating
YES
Cooling
YES
Stories
1
Rooms
1
Bathrooms
81
Total area
50,785 SF
Lot
6.3 ac (274,428 SF)
Zoning code
C-1
APN
R32-222-18-2809-0000-0040
UPID
US18-1064735
Jurisdiction
HERNANDO
Zoning & alternative use
C-1 · Brooksville, FL
Zoning C-1 · permitted uses
C-1 · Brooksville, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Brooksville. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1997
Construction
CONCRETE
Heating
YES
Cooling
Yes
Stories
1
Rooms
1
Bathrooms
81
Lot
6.3 ac
Current owner
From public records · entity-resolved
12170 Cortez Blvd Fl Owner LLC
Entity
Free & Clear · 2 yrs held
Mailing address
885 3RD AVE FL, NEW YORK, NY 10022-4834
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 8, 2023
$13,249,800
12170 Cortez Blvd Fl Owner LLC
Fc Encore Brooksvilleii LLC
Special Warranty Deed
—
Jul 28, 2016
—
Fc Encore Brooksville II LLC
—
Deed
related
$15,002,900 · Keybank USA
Jul 25, 2016
—
Fc Encore Brooksville II LLC
Fc Encore Core Properties LLC
Quit Claim Deed
$15,002,900 · Keybank USA
Oct 11, 2006
—
Formation Portfolio I LLC
Formation Properties I LLC
Quit Claim Deed
—
Jan 15, 2002
$6,334,000
Formation Properties I LLC
Beverly Enterprises- Fl INC
Grant Deed
—
—
—
Beverly Enterprises-florida In
—
Deed Of Trust
related
$5,150,000 · Barnett Bank
—
—
Fc Encore Core Properties LLC
—
Deed Of Trust
related
$479,000,000 · Keybank USA
—
—
Fc Encore Brooksville II LLC
—
Loan Modification
related
$15,002,900 · Keybank USA
—
—
Fc Encore Brooksville II LLC
—
Loan Modification
related
$15,002,900 · Keybank USA
—
—
Lve Master Tenant 4 LLC
—
Deed Of Trust
related
$15,002,900 · Keybank USA
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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