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Property profile & analytics
OFF-MARKET
Estimated value
$11,055,000
Assisted living facilities
1465 Oakfield Dr Brandon, FL 33511-4854
Entity Owned
2-yr Hold
Free & Clear
Property ID
US18-4040537
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1997
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
51,804 SF
Lot
6.59 ac (287,134 SF)
Zoning code
BMS-TC2
APN
U282920ZZZ000002679600
UPID
US18-4040537
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
-
Rudel Natividad, PT Medical Clinic
-
Joseph K. Mampallil, RPT Physician
-
Paul Wesley, OTR Physician
-
Laurel Leigh Physician
-
Holly Cluck Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.99M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$10.42M
Blend (final)
Blend
$11.06M
Owner & transaction history
1465 Oakfield Drive Fl Owner LLC · 2 yrs held
1465 Oakfield Drive Fl Owner LLC
since 2023
Last sale
$13.8M
7 recorded transactions
Zoning & alternative use
BMS-TC2 · Brandon, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$18.3M
+119.7%
Neighborhood: shopping center
$12.6M
+51.9%
Retail stores
$12.0M
+43.6%
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
$11,055,000
ML approach
$9,985,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$8,320,000
Current use
APARTMENT HOUSE (5+ UNITS)
$18,275,000
Change: +120% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$12,640,000
Change: +52% · Conversion: Difficult
RETAIL STORES
$11,950,000
Change: +44% · Conversion: Difficult
COMMERCIAL (GENERAL)
$10,910,000
Change: +31% · Conversion: Difficult
MEDICAL BUILDING
$10,705,000
Change: +29% · Conversion: Difficult
OFFICE BUILDING
$10,020,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$11.06M
Range $9.95M – $12.16M · ±10% · vs last sale $13.80M (Nov 7 2023)
Last sale anchor
$13.80M
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
$213 / 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
$133,252
Tax year 2023
Assessed value
$7,731,300
Assessed 2023
Previous assessed
$6,793,700
+13.8% YoY
Effective rate
1.72%
On assessed value
Assessed land
$3,059,700
Assessed improvement
$4,671,600
Land market value
$3,059,700
Improvement market value
$4,671,600
Total market value
$7,731,300
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
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
64
Rooms
64
Bathrooms
70
Total area
51,804 SF
Lot
6.59 ac (287,134 SF)
Zoning code
BMS-TC2
APN
U282920ZZZ000002679600
UPID
US18-4040537
Jurisdiction
HILLSBOROUGH
Zoning & alternative use
BMS-TC2 · Brandon, FLZoning BMS-TC2 · permitted uses
BMS-TC2 · Brandon, FL
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$8.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$18.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$12.6M
RETAIL STORES
Est. value
$12.0M
COMMERCIAL (GENERAL)
Est. value
$10.9M
MEDICAL BUILDING
Est. value
$10.7M
OFFICE BUILDING
Est. value
$10.0M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
APARTMENT HOUSE (5+ UNITS)
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
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
1997
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
64
Rooms
64
Bathrooms
70
Lot
6.59 ac
Current owner
From public records · entity-resolved
1465 Oakfield Drive Fl Owner LLC
Entity
Free & Clear · 2 yrs held
Mailing address
885 3RD AVE FL #29, 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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 7, 2023
$13,800,000
1465 Oakfield Drive Fl Owner LLC
Fc Encore Brandon LLC
Special Warranty Deed
—
Nov 7, 2023
—
1465 Oakfield Drive Operations LLC
Lye Master Tenant 4 LLC
Sub Lease
related
—
Jul 29, 2016
—
Fc Encore Brandon LLC
—
Deed
related
$16,927,900 · Keybank USA
Jul 26, 2016
—
Fc Encore Brandon LLC
Fc Encore Core Properties LLC
Quit Claim Deed
$16,927,900 · Keybank USA
Oct 11, 2006
—
Formation Portfolio I LLC
Formation Properties I LLC
Quit Claim Deed
—
—
—
Fc Encore Brandon LLC
—
Loan Modification
related
$16,927,900 · Keybank USA
—
—
Fc Encore Brandon LLC
—
Loan Modification
related
$16,927,900 · Keybank USA
—
—
Fc Encore Core Properties LLC
—
Deed Of Trust
related
$479,000,000 · Keybank USA
—
—
Formation Properties I LLC
—
Deed Of Trust
related
$175,000 · General Electric Capital Corp
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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