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Property profile & analytics
OFF-MARKET
Estimated value
$1,660,000
Retail space
16024 Shady Hls Rd Spring Hill, FL 34610-3837
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US18-6572858
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2015
Total area
9,157 SF
Lot
2.22 ac (96,638 SF)
Zoning code
00C2
APN
18-24-18-0010-00000-2340
UPID
US18-6572858
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.66M
CAP Approach
CAP
$1.39M
Comparable Approach
Comparable
$1.14M
Blend (final)
Blend
$1.66M
Owner & transaction history
William Rogers IV · 2 yrs held
William Rogers IV
since 2023
Last sale
$1.7M
7 recorded transactions
Zoning & alternative use
00C2 · Spring Hill, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.2M
+54.6%
Auto repair, garage
$1.7M
+24.4%
Commercial (general)
$1.7M
+22.2%
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 Spring Hill submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Spring Hill 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
$1,680,000
ML approach
$1,655,000
CAP Approach
CAP Return
Estimation
6%
$1,500,000
6.5%
$1,385,000
7%
$1,285,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,395,000
Current use
RESTAURANT
$2,160,000
Change: +55% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,735,000
Change: +24% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,705,000
Change: +22% · Conversion: Easy
MEDICAL BUILDING
$1,240,000
Change: -11% · Conversion: Difficult
OFFICE BUILDING
$1,185,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$1.66M
Range $1.49M – $1.83M · ±10% · vs last sale $1.66M (Aug 18 2023)
Last sale anchor
$1.66M
Aug 18 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
$181 / 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
$14,699
Tax year 2023
Assessed value
$814,926
Assessed 2023
Previous assessed
$812,947
+0.2% YoY
Effective rate
1.80%
On assessed value
Assessed land
$87,145
Assessed improvement
$727,781
Land market value
$87,145
Improvement market value
$727,781
Total market value
$814,926
Applied tax rate
4,200.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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 space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2015
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
992
Bathrooms
2
Total area
9,157 SF
Lot
2.22 ac (96,638 SF)
Zoning code
00C2
APN
18-24-18-0010-00000-2340
UPID
US18-6572858
Jurisdiction
PASCO
Zoning & alternative use
00C2 · Spring Hill, FL
Zoning 00C2 · permitted uses
00C2 · Spring Hill, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Spring Hill. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.4M
RESTAURANT
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.2M
RETAIL STORES Current
RESTAURANT
AUTO REPAIR, GARAGE
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
2015
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
992
Bathrooms
2
Lot
2.22 ac
Current owner
From public records · entity-resolved
William Rogers IV
Individual
Mailing address
295 S BAYSHORE DR, VALPARAISO, FL 32580-1550
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
Aug 18, 2023
$1,655,000
William Rogers IV
Cook Holdings LLC
Special Warranty Deed
—
Dec 10, 2018
—
Dg Tic Investors LLC
—
Deed
related
$1,000,000 · Capstar Bk
Nov 23, 2015
$42,100
Dg Tic Investors LLC
Aas LLC
Warranty Deed
—
Nov 23, 2015
—
Cook Holdings LLC
Teramore Dev LLC
Grant Deed
related
—
Aug 11, 2015
$1,518,000
Cook Holdings LLC
Teramore Dev LLC
Grant Deed
related
—
Jun 30, 2014
$77,500
Teramore Dev LLC
Century Bk Of Fl
Grant Deed
—
Jun 14, 2005
$148,000
Javier Collazo
Priscilla Domisiw
Warranty Deed
$103,600 · Century Bank Of Florida
Apr 10, 2001
$175,000
Mark Alexander Young
Niosi,phillip
Grant Deed
$115,000 · Phillip
—
—
Dg Tic Investors LLC
—
Deed Of Trust
related
$1,000,000 · Capstar Bk
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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