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Property profile & analytics
OFF-MARKET
Estimated value
$770,000
Retail space
1836 Lumsden Rd Brandon, FL 33511-8815
Entity Owned
5-yr Hold
Free & Clear
Property ID
US18-0128485
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2012
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,458 SF
Lot
0.52 ac (22,795 SF)
Zoning code
PD
APN
U282920ZZZ000002687000
UPID
US18-0128485
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
-
Camila's Nails Studio Nail Salon
-
Ornella’s Minks & Glam Bar (Bike/Boat/Book/etc) Store Cosmetic Store
-
Skinthetics Studio Hair Salon Nail Salon
-
O.M.G Bar (Bike/Boat/Book/etc) Store Cosmetic Store
-
Beauty & Grace Salon Suites Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$820k
CAP Approach
CAP
$540k
Comparable Approach
Comparable
$787k
Blend (final)
Blend
$770k
Owner & transaction history
Beauty & Grace Supply LLC · 5 yrs held
Beauty & Grace Supply LLC
since 2020
Last sale
$718,000
4 recorded transactions
Zoning & alternative use
PD · Brandon, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$600,000
+5.8%
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
$800,000
ML approach
$820,000
CAP Approach
CAP Return
Estimation
6%
$585,000
6.5%
$540,000
7%
$505,000
Alternative Use
Use
Estimation
RETAIL STORES
$565,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$600,000
Change: +6% · Conversion: Moderate
COMMERCIAL (GENERAL)
$520,000
Change: -9% · Conversion: Easy
MEDICAL BUILDING
$510,000
Change: -10% · Conversion: Difficult
OFFICE BUILDING
$475,000
Change: -16% · Conversion: Easy
AUTO REPAIR, GARAGE
$465,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$770k
Range $693k – $847k · ±10% · vs last sale $718k (Dec 28 2020)
Last sale anchor
$718k
Dec 28 2020
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
$313 / 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
$13,172
Tax year 2023
Assessed value
$787,367
Assessed 2023
Previous assessed
$664,239
+18.5% YoY
Effective rate
1.67%
On assessed value
Assessed land
$385,236
Assessed improvement
$402,131
Land market value
$385,236
Improvement market value
$402,131
Total market value
$787,367
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2012
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
1
Total area
2,458 SF
Lot
0.52 ac (22,795 SF)
Zoning code
PD
APN
U282920ZZZ000002687000
UPID
US18-0128485
Jurisdiction
HILLSBOROUGH
Zoning & alternative use
PD · Brandon, FL
Zoning PD · permitted uses
PD · 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
RETAIL STORES Current
Est. value
$565,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$600,000
COMMERCIAL (GENERAL)
Est. value
$520,000
MEDICAL BUILDING
Est. value
$510,000
OFFICE BUILDING
Est. value
$475,000
AUTO REPAIR, GARAGE
Est. value
$465,000
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
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
2012
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
1
Lot
0.52 ac
Current owner
From public records · entity-resolved
Beauty & Grace Supply LLC
Entity
Free & Clear · 5 yrs held
Mailing address
2924 VALENCIA RDG ST, VALRICO, FL 33596-6454
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 28, 2020
$718,000
Beauty & Grace Supply LLC
Tessani Hair Studio LLC
Warranty Deed
—
Sep 9, 2011
$275,000
Tessani Hair Studio LLC
Comerica Bk
Grant Deed
$465,000 · Fifth Third Bank
Apr 27, 2010
—
Comerica Bk
Brusters Old-fashione Coc
Trustees Deed
related
—
Aug 14, 2003
$545,000
Gni INC
Rdi Brandon LLC
Grant Deed
$616,000 · Comerica Bank
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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