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Property profile & analytics
OFF-MARKET
Estimated value
$3,430,000
Assisted living facilities
81 Beehive Cir Saint Cloud, FL 34769-1432
Entity Owned
Property ID
US18-3057866
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2000
Total area
45,614 SF
Lot
6.39 ac (278,348 SF)
Zoning code
SR3
APN
0426300011000100A1
UPID
US18-3057866
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
$3.43M
Owner & transaction history
Everwell Propco Bb LLC
Everwell Propco Bb LLC
since 2026
5 recorded transactions
Zoning & alternative use
SR3 · Saint Cloud, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$5.0M
+5.1%
Restaurant
$4.8M
+2.1%
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 Saint Cloud submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saint Cloud 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$4,745,000
Current use
INDUSTRIAL (GENERAL)
$4,985,000
Change: +5% · Conversion: Difficult
RESTAURANT
$4,845,000
Change: +2% · Conversion: Difficult
WAREHOUSE, STORAGE
$4,125,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$3.43M
Range $3.09M – $3.77M · ±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
$75 / 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
$118,400
Tax year 2023
Assessed value
$6,574,300
Assessed 2023
Previous assessed
$6,479,000
+1.5% YoY
Effective rate
1.80%
On assessed value
Assessed land
$920,200
Assessed improvement
$5,654,100
Land market value
$920,200
Improvement market value
$5,654,100
Total market value
$6,574,300
Applied tax rate
100.0000
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
2000
Heating
YES
Cooling
AC.PACKAGE
Buildings
6
Stories
1
Rooms
180
Bathrooms
13
Total area
45,614 SF
Lot
6.39 ac (278,348 SF)
Zoning code
SR3
APN
0426300011000100A1
UPID
US18-3057866
Jurisdiction
OSCEOLA
Zoning & alternative use
SR3 · Saint Cloud, FL
Zoning SR3 · permitted uses
SR3 · Saint Cloud, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saint Cloud. 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
$4.7M
INDUSTRIAL (GENERAL)
Est. value
$5.0M
RESTAURANT
Est. value
$4.8M
WAREHOUSE, STORAGE
Est. value
$4.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
INDUSTRIAL (GENERAL)
RESTAURANT
WAREHOUSE, STORAGE
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
2000
Heating
YES
Cooling
Yes
Stories
1
Buildings
6
Rooms
180
Bathrooms
13
Lot
6.39 ac
Current owner
From public records · entity-resolved
Everwell Propco Bb LLC
Entity
Mailing address
13406 CORTEZ BLVD, BROOKSVILLE, FL 34613-6822
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2026
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
Apr 22, 2026
$22,000,000
Everwell Propco Bb LLC
St Cloud Mhp LLC
Special Warranty Deed
$50,000,000 · Rahi Real Estate Holdings LLC
Nov 12, 2024
—
St Cloud Mhp LLC
—
Deed
related
$3,000,000 · First Horizon Bank
Nov 7, 2024
—
St Cloud Mhp LLC
—
Deed
related
$3,000,000 · First Horizon Bank
Feb 14, 2017
—
St Cloud Mhp LLC
—
Loan Modification
related
$18,000,000 · Iberiabank
Jun 17, 2016
—
St Cloud Mhp LLC
—
Deed
related
$18,000,000 · Iberiabank
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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