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Property profile & analytics
OFF-MARKET
Estimated value
$7,050,000
Assisted living facilities
701 Victoria St, Brandon, FL 33510-4100
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-4441878
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
42,438 SF
Lot
9.85 ac (429,066 SF)
Zoning code
AS-1
APN
U222920ZZZ000002564300
UPID
US18-4441878
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
-
Barbara Kelly Physician
-
Victoria Crossing Rehabilitation Center Rehabilitation Center
-
Robert Brummett Physician
-
Ida Howard Physician
-
Melissa Curran Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.31M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.85M
Blend (final)
Blend
$7.05M
Owner & transaction history
Crea Brandon C LLC · 4 yrs held
Crea Brandon C LLC
since 2022
Last sale
$7.1M
7 recorded transactions
Zoning & alternative use
AS-1 · Brandon, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$10.4M
+51.9%
Retail stores
$9.8M
+43.6%
Commercial (general)
$8.9M
+31.2%
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
$5,890,000
ML approach
$7,305,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$6,815,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$10,355,000
Change: +52% · Conversion: Difficult
RETAIL STORES
$9,785,000
Change: +44% · Conversion: Difficult
COMMERCIAL (GENERAL)
$8,940,000
Change: +31% · Conversion: Difficult
MEDICAL BUILDING
$8,455,000
Change: +24% · Conversion: Difficult
OFFICE BUILDING
$8,020,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$7.05M
Range $6.35M – $7.76M · ±10% · vs last sale $7.11M (Feb 8 2022)
Last sale anchor
$7.11M
Feb 8 2022
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
$166 / 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
$103,335
Tax year 2023
Assessed value
$5,821,800
Assessed 2023
Previous assessed
$6,845,700
-15.0% YoY
Effective rate
1.77%
On assessed value
Assessed land
$669,800
Assessed improvement
$5,152,000
Land market value
$669,800
Improvement market value
$5,152,000
Total market value
$5,821,800
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Units
62
Rooms
62
Bathrooms
43
Total area
42,438 SF
Lot
9.85 ac (429,066 SF)
Zoning code
AS-1
APN
U222920ZZZ000002564300
UPID
US18-4441878
Jurisdiction
HILLSBOROUGH
Zoning & alternative use
AS-1 · Brandon, FL
Zoning AS-1 · permitted uses
AS-1 · 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$6.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$10.4M
RETAIL STORES
Est. value
$9.8M
COMMERCIAL (GENERAL)
Est. value
$8.9M
MEDICAL BUILDING
Est. value
$8.5M
OFFICE BUILDING
Est. value
$8.0M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
MEDICAL BUILDING
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
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Units
62
Rooms
62
Bathrooms
43
Lot
9.85 ac
Current owner
From public records · entity-resolved
Crea Brandon C LLC
Entity
Mailing address
1 EXCHANGE PLZ STE #2001, NEW YORK, NY 10006-3736
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 8, 2022
$7,106,000
Crea Brandon C LLC
Re Brandon LLC
Special Warranty Deed
—
Aug 18, 2018
$9,518,600
Re Brandon LLC
Tandem Health Care Of Florida
Grant Deed
$63,609,262 · Bear Crk Products 2018-5 (snf
Aug 18, 2018
—
Re Bayonet Point LLC
—
Deed
related
$404,805,963 · Fa-scd Snf Investors I LLC
Sep 5, 2012
—
Tandem Health Care Of Florida LLC
—
Deed Of Trust
related
$55,938,061 · General Electric Capital Corp
Aug 29, 2012
—
Re Bayonet Point LLC
—
Deed Of Trust
related
$395,000,000 · General Electric Capital Corp
Oct 15, 2010
—
Re Bayonet Point LLC
—
Deed Of Trust
related
$385,000,000 · General Electric Capital Corp
Apr 13, 2009
—
Tandem Health Care Of Florida LLC
—
Deed Of Trust
related
$385,000,000 · Capitalsource Finance LLC
Aug 14, 2006
—
Re Bayonet Point INC
—
Deed Of Trust
related
$385,000,000 · Capitalsource Finance LLC
Jul 14, 2003
$467,500
Stephen J Dibbs
Noble,sandra L & Carroll P
Grant Deed
$357,500 · Sandra L Noble
—
—
Re Bayonet Point INC
—
Deed Of Trust
related
$65,000,000 · Citicorp USA Corp
—
—
Re Bayonet Point LLC
—
Loan Modification
related
$404,805,963 · Fa-scd Snf Investors I LLC
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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