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Property profile & analytics
OFF-MARKET
Estimated value
$825,000
Medical Office Space
6451 Toucan Trl, Spring Hill, FL 34607-2642
Entity Owned
17-yr Hold
~
Est. High Equity
Property ID
US19-0627448
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1984
Total area
5,590 SF
Lot
1.3 ac (56,628 SF)
APN
R16-223-17-3810-0050-0010
UPID
US19-0627448
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
by Request
CAP Approach
CAP
$795k
Comparable Approach
Comparable
$1.06M
Blend (final)
Blend
$825k
Owner & transaction history
Charpie Holdings LLC · 17 yrs held
Charpie Holdings LLC
since 2009
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.3M
+74.3%
Auto repair, garage
$1.1M
+40.2%
Retail stores
$850,000
+12.7%
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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$860,000
6.5%
$795,000
7%
$735,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$755,000
Current use
RESTAURANT
$1,320,000
Change: +74% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,060,000
Change: +40% · Conversion: Difficult
RETAIL STORES
$850,000
Change: +13% · Conversion: Difficult
OFFICE BUILDING
$725,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$825k
Range $743k – $908k · ±10%
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
$148 / 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
$16,633
Tax year 2022
Assessed value
$1,095,166
Assessed 2023
Previous assessed
$1,095,166
+0.0% YoY
Effective rate
1.52%
On assessed value
Assessed land
$460,366
Assessed improvement
$634,800
Land market value
$406,522
Improvement market value
$688,644
Total market value
$1,095,166
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1984
Heating
PACKAGE
Cooling
AC.PACKAGE
Buildings
4
Stories
1
Rooms
1
Bathrooms
6
Total area
5,590 SF
Lot
1.3 ac (56,628 SF)
APN
R16-223-17-3810-0050-0010
UPID
US19-0627448
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
MEDICAL BUILDING Current
Est. value
$755,000
RESTAURANT
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.1M
RETAIL STORES
Est. value
$850,000
OFFICE BUILDING
Est. value
$725,000
MEDICAL BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
OFFICE BUILDING
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
1984
Heating
PACKAGE
Cooling
Yes
Stories
1
Buildings
4
Rooms
1
Bathrooms
6
Lot
1.3 ac
Current owner
From public records · entity-resolved
Charpie Holdings LLC
Entity
Mailing address
1721 SUNSET DR, TARPON SPRINGS, FL 34689-2239
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 21, 2022
—
Charpie Holdings LLC
—
Deed
related
$250,000 · Flagship Bank
Apr 3, 2009
$800,000
Charpie Holdings LLC
Warren A Stevens
Warranty Deed
$400,000 · Suntrust Bank
Sep 12, 2007
—
Warren A Stevens
Thomas W Hedick
Correction Deed
related
$600,000 · Colonial Bank NA
Dec 13, 2002
$390,000
Warren A Stevens
Hedick,thomas W
Grant Deed
—
—
—
Thomas W Hedick
—
Deed Of Trust
related
$270,000 · Suntrust Bank Nature Coast
—
—
Charpie Holdings LLC
—
Deed Of Trust
related
$673,000 · Synovus Bk
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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