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Property profile & analytics
OFF-MARKET
Estimated value
$4,935,000
Assisted living facilities
7999 Spyglass Hl Rd, Melbourne, FL 32940-7993
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US18-2211600
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1997
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
29,017 SF
Lot
4.78 ac (208,217 SF)
Zoning code
BU-1
APN
26-36-10-00-00757.0-0000.00
UPID
US18-2211600
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
-
Autumn House Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.52M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.94M
Owner & transaction history
Ah Propco LLC · 3 yrs held
Ah Propco LLC
since 2023
Last sale
$5.5M
5 recorded transactions
Zoning & alternative use
BU-1 · Melbourne, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$5.4M
+291.4%
Commercial (general)
$5.4M
+289.1%
Warehouse, storage
$4.7M
+240.5%
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 Melbourne submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Melbourne 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
$4,210,000
ML approach
$4,520,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$5,445,000
Change: +291% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,415,000
Change: +289% · Conversion: Difficult
WAREHOUSE, STORAGE
$4,740,000
Change: +240% · Conversion: Difficult
OFFICE BUILDING
$4,520,000
Change: +225% · Conversion: Difficult
RETAIL STORES
$3,630,000
Change: +161% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,190,000
Change: +129% · Conversion: Difficult
Blend value · Realmo final
$4.94M
Range $4.44M – $5.43M · ±10% · vs last sale $5.50M (Jun 7 2023)
Last sale anchor
$5.50M
Jun 7 2023
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
$170 / 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
$52,478
Tax year 2023
Assessed value
$2,523,830
Assessed 2023
Previous assessed
$2,474,340
+2.0% YoY
Effective rate
2.08%
On assessed value
Assessed land
$646,540
Assessed improvement
$1,877,290
Land market value
$646,540
Improvement market value
$1,877,290
Total market value
$2,523,830
Applied tax rate
420.0000
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
1997
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
50
Total area
29,017 SF
Lot
4.78 ac (208,217 SF)
Zoning code
BU-1
APN
26-36-10-00-00757.0-0000.00
UPID
US18-2211600
Jurisdiction
BREVARD
Zoning & alternative use
BU-1 · Melbourne, FL
Zoning BU-1 · permitted uses
BU-1 · Melbourne, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Melbourne. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL)
Est. value
$5.4M
COMMERCIAL (GENERAL)
Est. value
$5.4M
WAREHOUSE, STORAGE
Est. value
$4.7M
OFFICE BUILDING
Est. value
$4.5M
RETAIL STORES
Est. value
$3.6M
AUTO REPAIR, GARAGE
Est. value
$3.2M
INDUSTRIAL (GENERAL)
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
OFFICE BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
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
1997
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
50
Lot
4.78 ac
Current owner
From public records · entity-resolved
Ah Propco LLC
Entity
Mailing address
7999 SPYGLASS HL RD, MELBOURNE, FL 32940-7993
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 7, 2023
$5,500,000
Ah Propco LLC
Am 7999 Spyglass Hill LLC
Special Warranty Deed
—
Aug 22, 2017
—
Am 7999 Spyglass Hillllc
—
Deed
related
$7,000,000 · Bank Leumi USA
Apr 27, 2015
$8,400,000
Am 7999 Spyglass Hill LLC
Alzheimers Care Center Of Viera
Grant Deed
—
—
—
Alzheimers Care Center Of Viera
—
Deed Of Trust
related
$3,300,000 · Riverside National Bank
—
—
Am 7999 Spyglass Hillllc
—
Loan Modification
related
$7,000,000 · Bank Leumi USA
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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