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Property profile & analytics
OFF-MARKET
Estimated value
$1,590,000
Retail space
846 Brandon Blvd Brandon, FL 33511-5400
Entity Owned
5-yr Hold
Free & Clear
Property ID
US18-1429072
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
8,280 SF
Lot
1.29 ac (56,310 SF)
Zoning code
CG
APN
U232920ZZZ000002589000
UPID
US18-1429072
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
-
Cannabis Doc - Brandon Medical Marijuana Doctors & Marijuana Cards Physician
-
Curaleaf Dispensary Brandon (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.60M
CAP Approach
CAP
$1.83M
Comparable Approach
Comparable
$1.05M
Blend (final)
Blend
$1.59M
Owner & transaction history
Brandon Property Holding LP · 5 yrs held
Brandon Property Holding LP
since 2020
Last sale
$1.5M
7 recorded transactions
Zoning & alternative use
CG · Brandon, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.0M
+5.8%
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
$1,620,000
ML approach
$1,595,000
CAP Approach
CAP Return
Estimation
6%
$1,975,000
6.5%
$1,825,000
7%
$1,695,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,910,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,020,000
Change: +6% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,745,000
Change: -9% · Conversion: Easy
MEDICAL BUILDING
$1,710,000
Change: -10% · Conversion: Difficult
OFFICE BUILDING
$1,600,000
Change: -16% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,560,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$1.59M
Range $1.43M – $1.75M · ±10% · vs last sale $1.45M (Sep 30 2020)
Last sale anchor
$1.45M
Sep 30 2020
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
$192 / 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
$28,210
Tax year 2023
Assessed value
$1,931,200
Assessed 2023
Previous assessed
$1,388,697
+39.1% YoY
Effective rate
1.46%
On assessed value
Assessed land
$579,586
Assessed improvement
$1,351,614
Land market value
$579,586
Improvement market value
$1,351,614
Total market value
$1,931,200
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
1
Rooms
2
Total area
8,280 SF
Lot
1.29 ac (56,310 SF)
Zoning code
CG
APN
U232920ZZZ000002589000
UPID
US18-1429072
Jurisdiction
HILLSBOROUGH
Zoning & alternative use
CG · Brandon, FL
Zoning CG · permitted uses
CG · 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
RETAIL STORES Current
Est. value
$1.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.0M
COMMERCIAL (GENERAL)
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$1.7M
OFFICE BUILDING
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.6M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
MEDICAL BUILDING
OFFICE BUILDING
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
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
1
Rooms
2
Lot
1.29 ac
Current owner
From public records · entity-resolved
Brandon Property Holding LP
Entity
Free & Clear · 5 yrs held
Mailing address
400 N FRNT ST, LEMOYNE, PA 17043-1114
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 30, 2020
$2,300,000
Brandon Property Holding LP
Arcadian Holdings Brandon Ll
Grant Deed
—
Mar 4, 2020
$1,450,000
Arcadian Holdings Brandon LLC
Big Mack R/e Holding LLC
Warranty Deed
—
Jan 22, 2019
—
Big Mack R & E Holding LLC
—
Deed
related
$650,000 · First Citrus Bk
Jan 14, 2019
$1,300,000
Big Mack R & E Holding LLC
Famous Tate Brandon LLC
Grant Deed
$520,000 · First Citrus Bk
Jan 14, 2019
$100
Famous Tate Brandon LLC
Ward,beverly J & Thomas J
Quit Claim Deed
related
—
May 29, 2002
$900,000
Famous Tate Brandon LLC
Ward,thomas J & Beverly J
Grant Deed
$825,000 · Thomas J & Beverly J Ward
—
—
Big Mack R & E Holding LLC
—
Deed Of Trust
related
$650,000 · First Citrus Bk
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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