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Property profile & analytics
OFF-MARKET
Estimated value
$8,655,000
Retail properties & Spaces
13190 Cortez Blvd Brooksville, FL 34613-4896
Entity Owned
2-yr Hold
Free & Clear
Property ID
US18-1078496
Property profile
Verified
Property type
Retail properties & Spaces
Use group
DEPARTMENT STORE
Year built
1988
Construction
CONCRETE
Total area
51,432 SF
Lot
9.2 ac (400,752 SF)
Zoning code
PDP
APN
R33-222-18-1720-0000-0160
UPID
US18-1078496
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
-
Bealls Footwear Clothing & Fashion Store (Bike/Boat/Book/etc) Store
-
Bealls Florida Clothing Store Baby Clothing Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.05M
CAP Approach
CAP
$7.77M
Comparable Approach
Comparable
$5.51M
Blend (final)
Blend
$8.66M
Owner & transaction history
Fl Spring Hill Cortez LLC · 2 yrs held
Fl Spring Hill Cortez LLC
since 2023
Last sale
$10.6M
3 recorded transactions
Zoning & alternative use
PDP · Brooksville, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$12.1M
+54.6%
Auto repair, garage
$9.8M
+24.4%
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
$7,325,000
ML approach
$10,050,000
CAP Approach
CAP Return
Estimation
6%
$8,415,000
6.5%
$7,770,000
7%
$7,215,000
Alternative Use
Use
Estimation
RETAIL STORES
$7,840,000
Current use
RESTAURANT
$12,125,000
Change: +55% · Conversion: Easy
AUTO REPAIR, GARAGE
$9,755,000
Change: +24% · Conversion: Difficult
MEDICAL BUILDING
$6,955,000
Change: -11% · Conversion: Difficult
OFFICE BUILDING
$6,665,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$8.66M
Range $7.79M – $9.52M · ±10% · vs last sale $10.63M (Nov 8 2023)
Last sale anchor
$10.63M
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
$168 / 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
$89,763
Tax year 2022
Assessed value
$5,910,407
Assessed 2023
Previous assessed
$5,756,013
+2.7% YoY
Effective rate
1.52%
On assessed value
Assessed land
$2,176,310
Assessed improvement
$3,734,097
Land market value
$1,523,387
Improvement market value
$4,387,020
Total market value
$5,910,407
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
Retail properties & Spaces
Use group
DEPARTMENT STORE
Status
Off-Market
Year built
1988
Construction
CONCRETE
Heating
YES
Cooling
AC.PACKAGE
Buildings
6
Stories
1
Rooms
1
Bathrooms
8
Total area
51,432 SF
Lot
9.2 ac (400,752 SF)
Zoning code
PDP
APN
R33-222-18-1720-0000-0160
UPID
US18-1078496
Jurisdiction
HERNANDO
Zoning & alternative use
PDP · Brooksville, FL
Zoning PDP · permitted uses
PDP · 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.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$7.8M
RESTAURANT
Est. value
$12.1M
AUTO REPAIR, GARAGE
Est. value
$9.8M
MEDICAL BUILDING
Est. value
$7.0M
OFFICE BUILDING
Est. value
$6.7M
RETAIL STORES Current
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1988
Construction
CONCRETE
Heating
YES
Cooling
Yes
Stories
1
Buildings
6
Rooms
1
Bathrooms
8
Lot
9.2 ac
Current owner
From public records · entity-resolved
Fl Spring Hill Cortez LLC
Entity
Free & Clear · 2 yrs held
Mailing address
201 RIVERPLACE STE #400, GREENVILLE, SC 29601-2591
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
Nov 8, 2023
$10,632,653
Fl Spring Hill Cortez LLC
Bc Waycross Spring Hill LLC
Special Warranty Deed
—
Apr 8, 2019
$8,573,900
Fl Spring Hill Cortez LLC
Ddr Mariner Square II LLC
Trustees Deed
$12,850,000 · Column Fin'l INC
Apr 3, 2009
$4,460,757
Ddr Mariner Square LLC
Developers Diversified Realty
Grant Deed
—
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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