Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$84,430,000
High-rise multifamily apartments
650 Tapestry Ln Brandon, FL 33511-8634
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-4326667
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
2020
Construction
WOOD
Total area
143,350 SF
Lot
14.59 ac (635,735 SF)
Zoning code
PD
APN
U292920663000002691100
UPID
US18-4326667
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
by Request
Comparable Approach
Comparable
$70.71M
Blend (final)
Blend
$84.43M
Owner & transaction history
Nexus Brandon Apartments LLC · 4 yrs held
Nexus Brandon Apartments LLC
since 2021
Last sale
$88.1M
2 recorded transactions
Zoning & alternative use
PD · Brandon, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$69.7M
+37.8%
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 Brandon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brandon 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
$90,910,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$69,710,000
Change: +38% · Conversion: Difficult
Blend value · Realmo final
$84.43M
Range $75.99M – $92.87M · ±10% · vs last sale $88.05M (Nov 10 2021)
Last sale anchor
$88.05M
Nov 10 2021
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
$589 / 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
$1,330,412
Tax year 2023
Assessed value
$80,989,800
Assessed 2023
Previous assessed
$80,989,800
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$5,500,379
Assessed improvement
$75,489,421
Land market value
$5,500,379
Improvement market value
$75,489,421
Total market value
$80,989,800
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
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Year built
2020
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Buildings
11
Stories
4
Units
137
Total area
143,350 SF
Lot
14.59 ac (635,735 SF)
Zoning code
PD
APN
U292920663000002691100
UPID
US18-4326667
Jurisdiction
HILLSBOROUGH
Zoning & alternative use
PD · Brandon, FL
Zoning PD · permitted uses
PD · Brandon, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Brandon. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$69.7M
RESTAURANT
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
2020
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
4
Buildings
11
Units
137
Lot
14.59 ac
Current owner
From public records · entity-resolved
Nexus Brandon Apartments LLC
Entity
Mailing address
601 N ASHLEY DR STE #900, TAMPA, FL 33602-4319
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 10, 2021
$88,050,000
Nexus Brandon Apartments LLC
Arlington Town Center LLC
Special Warranty Deed
$68,800,000 · Carbon Capital Vii LLC
Mar 4, 2019
$4,500,000
Arlington Town Center LLC
Westfield Brandon Partners Ltd
Special Warranty Deed
$35,206,273 · Regions Bank
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 650 Tapestry Ln?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
