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Property profile & analytics
OFF-MARKET
Estimated value
$4,775,000
Community centers
20040 Cortez Blvd Brooksville, FL 34601-3834
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US18-5263698
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1981
Total area
117,659 SF
Lot
14.2 ac (618,552 SF)
APN
R28-422-19-0000-0270-0000
UPID
US18-5263698
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
-
Save A Lot Grocery & Convenience Store Food Market
-
Amazon Locker - Sideburns Postal Service Courier Service
-
Margo Bitcoin ATM Atm Crypto Atm
-
Sam's Club Grocery & Convenience Store Food Market
-
Coin Cloud Bitcoin ATM Atm Crypto Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.87M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.78M
Owner & transaction history
South Square Center LLC · 5 yrs held
South Square Center LLC
since 2020
Last sale
$5.7M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$7.5M
+132.2%
Apartment house (5+ units)
$4.1M
+26.7%
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 Brooksville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brooksville 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
$3,935,000
ML approach
$3,870,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$3,225,000
Current use
MEDICAL BUILDING
$7,485,000
Change: +132% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,085,000
Change: +27% · Conversion: Difficult
Blend value · Realmo final
$4.78M
Range $4.30M – $5.25M · ±10% · vs last sale $5.65M (Oct 22 2020)
Last sale anchor
$5.65M
Oct 22 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
$41 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$99,296
Tax year 2022
Assessed value
$4,559,269
Assessed 2023
Previous assessed
$5,022,313
-9.2% YoY
Effective rate
2.18%
On assessed value
Assessed land
$4,559,269
Land market value
$1,437,750
Improvement market value
$3,618,937
Total market value
$5,056,687
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1981
Heating
PACKAGE
Cooling
AC.PACKAGE
Buildings
16
Stories
1
Rooms
1
Bathrooms
19
Total area
117,659 SF
Lot
14.2 ac (618,552 SF)
APN
R28-422-19-0000-0270-0000
UPID
US18-5263698
Jurisdiction
HERNANDO
Zoning & alternative use
Zoning · permitted uses
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$3.2M
MEDICAL BUILDING
Est. value
$7.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.1M
NEIGHBORHOOD: SHOPPING CENTER Current
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1981
Heating
PACKAGE
Cooling
Yes
Stories
1
Buildings
16
Rooms
1
Bathrooms
19
Lot
14.2 ac
Current owner
From public records · entity-resolved
South Square Center LLC
Entity
Mailing address
1003 W CLEVELAND ST, TAMPA, FL 33606-1913
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 22, 2020
$5,650,000
South Square Center LLC
Sosq Property Investments INC
Grant Deed
$12,775 · Seaside Bk&tr
Feb 4, 2020
$45,000
Sosq Property Investments INC
South Square Dev INC
Quit Claim Deed
related
—
Dec 1, 2003
$915,000
Barclay Brooksville Partners
Sosq Property Investments INC
Grant Deed
—
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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