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Property profile & analytics
OFF-MARKET
Commercial land
16457 Shady Hls Rd Spring Hill, FL 34610
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US18-7034379
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
4.33 ac (188,595 SF)
Zoning code
00C2
APN
13-24-17-0030-00000-0430
UPID
US18-7034379
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Lonestar Properties Nc INC · 3 yrs held
Lonestar Properties Nc INC
since 2023
Last sale
$425,000
6 recorded transactions
Zoning & alternative use
00C2 · Spring Hill, FL
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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$2,560
Tax year 2023
Assessed value
$166,983
Assessed 2023
Previous assessed
$129,332
+29.1% YoY
Effective rate
1.53%
On assessed value
Assessed land
$166,983
Land market value
$166,983
Total market value
$166,983
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
4.33 ac (188,595 SF)
Zoning code
00C2
APN
13-24-17-0030-00000-0430
UPID
US18-7034379
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.
Building & site characteristics
From public records
Heating
NONE
Lot
4.33 ac
Current owner
From public records · entity-resolved
Lonestar Properties Nc INC
Entity
Mailing address
711 N CENTRAL AVE, LOCUST, NC 28097-7134
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 13, 2023
$425,000
Lonestar Properties Nc INC
Patrick Sullivan
Warranty Deed
$320,000 · Patrick Sullivan
Jul 29, 2021
—
Patrick Sullivan
Harry W Ellis JR
Warranty Deed
—
Jul 29, 2021
$220,000
Patrick Sullivan
Ulysses Perez
Warranty Deed
—
May 5, 2009
$25,000
Ulysses Perez
Ellis,edward P
Warranty Deed
—
Feb 20, 2009
—
Ulysses Perez
Perez,ulysses
Quit Claim Deed
related
—
Oct 1, 2007
—
Ellis Harry W JR Living Trust
Ellis,harry W JR
Quit Claim Deed
related
—
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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