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Property profile & analytics
OFF-MARKET
Estimated value
$990,000
Apartment buildings
3544 Portillo Rd 3, Spring Hill, FL 34608-7200
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US18-2876965
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1988
Total area
6,356 SF
Lot
0.4 ac (17,424 SF)
APN
R32-323-17-5160-0972-0040
UPID
US18-2876965
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
$990k
CAP Approach
CAP
$900k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$990k
Owner & transaction history
David M Shearon · 2 yrs held
David M Shearon
since 2024
Last sale
$990,000
7 recorded transactions
Zoning & alternative use
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
Method
Estimation
Statistic approach
$990,000
ML approach
$990,000
CAP Approach
CAP Return
Estimation
6%
$975,000
6.5%
$900,000
7%
$835,000
Blend value · Realmo final
$990k
Range $891k – $1.09M · ±10% · vs last sale $990k (Feb 26 2024)
Last sale anchor
$990k
Feb 26 2024
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
$156 / 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
$9,649
Tax year 2022
Assessed value
$635,349
Assessed 2023
Previous assessed
$635,349
+0.0% YoY
Effective rate
1.52%
On assessed value
Assessed land
$68,361
Assessed improvement
$566,988
Land market value
$75,177
Improvement market value
$560,172
Total market value
$635,349
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1988
Heating
PACKAGE
Cooling
AC.PACKAGE
Buildings
8
Stories
2
Units
8
Rooms
1
Bathrooms
8
Total area
6,356 SF
Lot
0.4 ac (17,424 SF)
APN
R32-323-17-5160-0972-0040
UPID
US18-2876965
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
Building & site characteristics
From public records
Year built
1988
Heating
PACKAGE
Cooling
Yes
Stories
2
Buildings
8
Units
8
Rooms
1
Bathrooms
8
Lot
0.4 ac
Current owner
From public records · entity-resolved
David M Shearon
Individual
Mailing address
21006 LOS CABOS CT, LAND O LAKES, FL 34637-7808
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 26, 2024
—
David M Shearon
David Martin Shearon
Intrafamily Transfer
related
—
Sep 26, 2023
$990,000
David Martin Shearon
Offer Flow LLC
Warranty Deed
—
Sep 19, 2022
$735,000
Offer Flow LLC
Katherine Anne Sterlacci
Deed
$731,000 · Bet Ter Holdings LLC
Mar 27, 2018
—
Sterlacci,frank Trust
Sterlacci,frank
Quit Claim Deed
related
—
Jul 25, 2017
$600,000
Frank Sterlacci
2035 Alpine Rd LLC
Warranty Deed
$349,000 · John K Garber
Nov 16, 2016
$515,000
2035 Alpine Rd LLC
Garber,john K & Dena A
Warranty Deed
$352,750 · John K & Dena A Garber
Mar 6, 2015
$324,500
John K Garber
Black Bird Inv Group LLC
Warranty Deed
—
Dec 1, 2014
$250,000
Black Bird Inv Group LLC
Gonzalez,maria
Grant Deed
$275,000 · Pineywoods Capital LLC
Apr 16, 2004
—
Molina Gonzalez Trust
Gonzalez,maria
Quit Claim Deed
related
—
Apr 1, 2004
—
Maria Molina
Molina Trust
Quit Claim Deed
related
—
Jan 10, 1997
$260,000
Wilfredo Molina
Dewald,simon & Katharine
Grant Deed
$110,000 · Seller
—
—
Molina Gonzalez Trust
—
Deed Of Trust
related
$29,397 · Norma Cabrera
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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