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Property profile & analytics
OFF-MARKET
Estimated value
$4,660,000
Assisted living facilities
1445 Howell Ave Brooksville, FL 34601-1502
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US18-3620962
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1982
Construction
CONCRETE BLOCKS
Total area
36,464 SF
Lot
16.5 ac (718,740 SF)
APN
R14-422-19-0000-0190-0000
UPID
US18-3620962
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
-
Aspire at Brooksville Rehabilitation Center Medical Center
-
Nicole Gugliotto Physician
-
Deanna Johnson Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.37M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.66M
Owner & transaction history
1445 Howell Ave Fl Owner LLC · 2 yrs held
1445 Howell Ave Fl Owner LLC
since 2023
Last sale
$5.3M
7 recorded transactions
Zoning & alternative use
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
$3,660,000
ML approach
$4,365,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$4,005,000
Change: 0% · Conversion: Difficult
RESTAURANT
$3,730,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$3,495,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,485,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$4.66M
Range $4.19M – $5.13M · ±10% · vs last sale $5.31M (Nov 7 2023)
Last sale anchor
$5.31M
Nov 7 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
$128 / 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
$48,841
Tax year 2022
Assessed value
$3,146,217
Assessed 2023
Previous assessed
$3,319,233
-5.2% YoY
Effective rate
1.55%
On assessed value
Assessed land
$151,852
Assessed improvement
$2,994,365
Land market value
$155,600
Improvement market value
$3,157,648
Total market value
$3,313,248
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
1982
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
YES
Stories
1
Rooms
1
Total area
36,464 SF
Lot
16.5 ac (718,740 SF)
APN
R14-422-19-0000-0190-0000
UPID
US18-3620962
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
RETAIL STORES
Est. value
$4.0M
RESTAURANT
Est. value
$3.7M
OFFICE BUILDING
Est. value
$3.5M
AUTO REPAIR, GARAGE
Est. value
$3.5M
RETAIL STORES
RESTAURANT
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1982
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
Yes
Stories
1
Rooms
1
Lot
16.5 ac
Current owner
From public records · entity-resolved
1445 Howell Ave Fl Owner LLC
Entity
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 7, 2023
$5,308,500
1445 Howell Ave Fl Owner LLC
Fc Encore Brooksville I LLC
Special Warranty Deed
—
Jul 28, 2016
—
Lve Master Tenant 4 LLC
—
Deed
related
$10,697,500 · Keybank USA
Jul 25, 2016
—
Fc Encore Brooksville I LLC
Fc Encore Core Properties LLC
Quit Claim Deed
$10,697,500 · Keybank USA
Oct 11, 2006
—
Formation Portfolio I LLC
Formation Properties I LLC
Quit Claim Deed
—
—
—
Fc Encore Core Properties LLC
—
Deed Of Trust
related
$479,000,000 · Keybank USA
—
—
Lve Master Tenant 4 LLC
—
Deed Of Trust
related
$10,697,500 · Keybank USA
—
—
Fc Encore Brooksville I LLC
—
Loan Modification
related
$10,697,500 · 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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