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Property profile & analytics
OFF-MARKET
Estimated value
$1,400,000
Day care centers
1502 Parsons Ave Brandon, FL 33510-2421
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US18-3508342
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
1954
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,841 SF
Lot
4.08 ac (177,564 SF)
Zoning code
RSC-6
APN
U152920ZZZ000002477000
UPID
US18-3508342
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
-
Brighter Days LLC Daycare Center
-
Mis’ Ginny’s Inc. Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.40M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.44M
Blend (final)
Blend
$1.40M
Owner & transaction history
H H&m Sal Investments LLC · 1 yrs held
H H&m Sal Investments LLC
since 2024
Last sale
$1.4M
2 recorded transactions
Zoning & alternative use
RSC-6 · Brandon, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.2M
+11.7%
Retail stores
$1.1M
+5.6%
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
$1,400,000
ML approach
$1,400,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$1,055,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,180,000
Change: +12% · Conversion: Difficult
RETAIL STORES
$1,115,000
Change: +6% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,020,000
Change: -4% · Conversion: Difficult
MEDICAL BUILDING
$965,000
Change: -9% · Conversion: Difficult
OFFICE BUILDING
$915,000
Change: -13% · Conversion: Difficult
AUTO REPAIR, GARAGE
$915,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.40M
Range $1.26M – $1.54M · ±10% · vs last sale $1.40M (Aug 13 2024)
Last sale anchor
$1.40M
Aug 13 2024
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
$289 / 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
$351
Tax year 2023
Assessed value
$864,962
Assessed 2023
Previous assessed
$808,963
+6.9% YoY
Effective rate
0.04%
On assessed value
Assessed land
$646,913
Assessed improvement
$218,049
Land market value
$646,913
Improvement market value
$218,049
Total market value
$864,962
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
1954
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
1
Rooms
4
Total area
4,841 SF
Lot
4.08 ac (177,564 SF)
Zoning code
RSC-6
APN
U152920ZZZ000002477000
UPID
US18-3508342
Jurisdiction
HILLSBOROUGH
Zoning & alternative use
RSC-6 · Brandon, FL
Zoning RSC-6 · permitted uses
RSC-6 · Brandon, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Brandon. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
RETAIL STORES
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$965,000
OFFICE BUILDING
Est. value
$915,000
AUTO REPAIR, GARAGE
Est. value
$915,000
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
MEDICAL BUILDING
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
1954
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
1
Rooms
4
Lot
4.08 ac
Current owner
From public records · entity-resolved
H H&m Sal Investments LLC
Entity
Mailing address
18311 PO BOX 290620TH PKWY UNIT #4406, TAMPA, FL 33687-0620
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 13, 2024
—
H H&m Sal Investments LLC
Brighter Days LLC
Quit Claim Deed
related
—
Mar 9, 2017
$1,400,000
Brighter Days LLC
Mis Ginnys INC
Warranty Deed
$900,000 · Mis' Ginny's INC
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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