Entity Owned Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2001
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
21,085 SF
Lot
2.64 ac (114,998 SF)
Zoning code
PD
APN
U0230209J4000000000020
UPID
US18-2213890
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
College Technical School
-
High School
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.15M
Comparable Approach
Comparable
$5.38M
Blend (final)
Blend
$5.22M
Owner & transaction history
since 2025
3 recorded transactions
Zoning & alternative use
PD · Brandon, FL
Top alternative use upside
Apartment house (5+ units)
$7.4M
+82.4%
Neighborhood: shopping center
$5.1M
+26.1%
Retail stores
$4.9M
+19.2%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
7 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$5.22M
Value range
$4.69M – $5.74M
±10% around blend
Estimated value / SF
$247 / SF
Confidence
High
5 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
50
$4.69M
blend $5.22M
$5.74M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
21,085 SF
Lot area
2.64 ac
Year built
2001
Stories
2
APN
U0230209J4000000000020
Zoning
PD
Assessed value
$4,555,347
Annual tax
$73,571
3
Income approach: direct capitalization
Partial preview
Income approach indication
$6.15M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$6.66M
@ 6.5% CAP return
$6.15M
@ 7% CAP return
$5.71M
4
Sales comparison
Partial preview
Sales approach indication
$2.62M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
12.2 mi away · 16,046 SF
14.3 mi away · 21,922 SF
20.1 mi away · 16,590 SF
24.1 mi away · 15,979 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$5.22M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 70 sales
$193
+28%
Submarket 87 sales
$189
+31%
County 1027 sales
$260
-5%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $247/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Apartment House (5+ Units)
Gross theoretical uplift
+82%
vs current-use indication
Neighborhood: Shopping Center
Retail Stores
Commercial (general)
Medical Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$4.56M
Move the market yield to see immediate price impact.
Value / SF
$216
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$287k
$5.74M
$4.10M
$3.19M
$319k
$6.38M
$4.56M
$3.54M
$351k
$7.02M
$5.01M
$3.90M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$2.40M
7.5 mi · Feb 2026 · $101/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$73,571
Tax year 2023
Assessed value
$4,555,347
Assessed 2023
Previous assessed
$4,093,747
+11.3% YoY
Effective rate
1.62%
On assessed value
Assessed land
$1,048,126
Assessed improvement
$3,507,221
Land market value
$1,048,126
Improvement market value
$3,507,221
Total market value
$4,555,347
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2001
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Units
1
Total area
21,085 SF
Lot
2.64 ac (114,998 SF)
Zoning code
PD
APN
U0230209J4000000000020
UPID
US18-2213890
Jurisdiction
HILLSBOROUGH
Zoning & alternative use
PD · Brandon, FLZoning PD · permitted uses
PD · Brandon, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2001
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
2
Units
1
Lot
2.64 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
PD
Jurisdiction
Brandon, FL
Recorded code
PD
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Portfolio holdingsLinked properties and estimated value
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Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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