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Property profile & analytics
OFF-MARKET
Estimated value
$7,710,000
Assisted living facilities
2333 Brentwood Cir Lecanto, FL 34461-8536
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US18-2985495
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
52,351 SF
Lot
5.18 ac (225,641 SF)
Zoning code
PDR PLANNED DEVELOPMENT(S
APN
18E-18S-23-0010-027.0
UPID
US18-2985495
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
-
Aspire at Brentwood Rehabilitation Center Medical Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.87M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.71M
Owner & transaction history
2333 N Brentwood Circle Fl Owner Ll · 2 yrs held
2333 N Brentwood Circle Fl Owner Ll
since 2023
Last sale
$5.7M
7 recorded transactions
Zoning & alternative use
PDR PLANNED DEVELOPMENT(S · Lecanto, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$8.5M
+642.7%
Industrial (general)
$7.1M
+523.9%
Restaurant
$7.1M
+516.3%
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 Lecanto submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lecanto 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
$7,710,000
ML approach
$6,870,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$8,505,000
Change: +643% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$7,145,000
Change: +524% · Conversion: Difficult
RESTAURANT
$7,060,000
Change: +516% · Conversion: Difficult
RETAIL STORES
$6,625,000
Change: +478% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,260,000
Change: +359% · Conversion: Difficult
MEDICAL BUILDING
$5,040,000
Change: +340% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,880,000
Change: +326% · Conversion: Difficult
Blend value · Realmo final
$7.71M
Range $6.94M – $8.48M · ±10% · vs last sale $5.69M (Nov 3 2023)
Last sale anchor
$5.69M
Nov 3 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
$147 / 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
$85,278
Tax year 2023
Assessed value
$5,209,758
Assessed 2023
Previous assessed
$5,030,762
+3.6% YoY
Effective rate
1.64%
On assessed value
Assessed land
$113,350
Assessed improvement
$5,096,408
Land market value
$113,350
Improvement market value
$5,096,408
Total market value
$5,209,758
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
YES
Stories
1
Bathrooms
86
Total area
52,351 SF
Lot
5.18 ac (225,641 SF)
Zoning code
PDR PLANNED DEVELOPMENT(S
APN
18E-18S-23-0010-027.0
UPID
US18-2985495
Jurisdiction
CITRUS
Zoning & alternative use
PDR PLANNED DEVELOPMENT(S · Lecanto, FLZoning PDR PLANNED DEVELOPMENT(S · permitted uses
PDR PLANNED DEVELOPMENT(S · Lecanto, FL
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
COMMERCIAL (GENERAL)
Est. value
$8.5M
INDUSTRIAL (GENERAL)
Est. value
$7.1M
RESTAURANT
Est. value
$7.1M
RETAIL STORES
Est. value
$6.6M
AUTO REPAIR, GARAGE
Est. value
$5.3M
MEDICAL BUILDING
Est. value
$5.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.9M
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
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
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
86
Lot
5.18 ac
Current owner
From public records · entity-resolved
2333 N Brentwood Circle Fl Owner Ll
Individual
Mailing address
885 3RD AVE FL #29, NEW YORK, NY 10022-4834
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
Nov 3, 2023
$5,693,697
2333 N Brentwood Circle Fl Owner Ll
Fc Encore Lecanto LLC
Special Warranty Deed
—
Sep 21, 2016
—
Fc Encore Lecanto LLC
—
Deed
related
$9,461,900 · Keybank USA
Sep 20, 2016
$10,064,600
Fc Encore Lecanto LLC
Fc Encore Core Properties LLC
Grant Deed
—
Sep 20, 2016
—
Fc Encore Core Properties LLC
—
Deed
related
$107,654,508 · Keybank USA
Oct 12, 2006
—
Formation Portfolio I LLC
Formation Properties I LLC
Quit Claim Deed
related
—
—
—
Fc Encore Core Properties LLC
—
Deed Of Trust
related
$479,000,000 · Keybank USA
—
—
Fc Encore Core Properties LLC
—
Loan Modification
related
$107,654,508 · Keybank USA
—
—
Fc Encore Lecanto LLC
—
Loan Modification
related
$9,461,900 · Keybank USA
—
—
Lve Master Tenant 4 LLC
—
Deed Of Trust
related
$9,461,900 · Keybank USA
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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