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Property profile & analytics
OFF-MARKET
Estimated value
$12,220,000
High-rise multifamily apartments
795 Ironwood Flts Cir Brandon, FL 33511-6389
Entity Owned
7-yr Hold
Free & Clear
Property ID
US18-4069105
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
2022
Construction
WOOD
Total area
113,803 SF
Lot
16.65 ac (725,274 SF)
Zoning code
PD
APN
U272920ZZZ000002665600
UPID
US18-4069105
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
by Request
Blend (final)
Blend
$12.22M
Owner & transaction history
Edward Rose Dev Co LLC · 7 yrs held
Edward Rose Dev Co LLC
since 2019
3 recorded transactions
Zoning & alternative use
PD · Brandon, FL
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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$107 / 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
$481,936
Tax year 2023
Assessed value
$27,443,889
Assessed 2023
Previous assessed
$477,322
+5,649.6% YoY
Effective rate
1.76%
On assessed value
Assessed land
$572,037
Assessed improvement
$26,871,852
Land market value
$572,037
Improvement market value
$26,871,852
Total market value
$27,443,889
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
2022
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Buildings
3
Stories
4
Units
84
Rooms
2
Total area
113,803 SF
Lot
16.65 ac (725,274 SF)
Zoning code
PD
APN
U272920ZZZ000002665600
UPID
US18-4069105
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.
Building & site characteristics
From public records
Year built
2022
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
4
Buildings
3
Units
84
Rooms
2
Lot
16.65 ac
Current owner
From public records · entity-resolved
Edward Rose Dev Co LLC
Entity
Free & Clear · 7 yrs held
Mailing address
11611 N MERIDIAN ST STE #800, CARMEL, IN 46032-4609
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 22, 2019
$5,000,000
Edward Rose Dev Co LLC
Ace Range INC
Grant Deed
—
—
—
Ace Range INC
—
Deed Of Trust
related
$335,000 · Amsouth Bank
—
—
Ace Range INC
—
Deed Of Trust
related
$360,000 · Amsouth Bank Florida
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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