Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$10,515,000
Assisted living facilities
851 Lumsden Rd Brandon, FL 33511-6280
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US18-4696768
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1995
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
72,949 SF
Lot
7.79 ac (339,332 SF)
Zoning code
PD
APN
U342920ZZZ000002709300
UPID
US18-4696768
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
-
Tranquil Touch Massage Alternative Medicine Practice Spa & Massage Center
-
Hawthorne Center for Rehabiliation and Healing of Brandon Physical Therapy Clinic Rehabilitation Center
-
Hawthorne Center for Rehabilitation and Healing of Brandon Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.87M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.46M
Blend (final)
Blend
$10.52M
Owner & transaction history
Hawthorne Brandon Snf Realty LLC · 5 yrs held
Hawthorne Brandon Snf Realty LLC
since 2021
Last sale
$10.2M
3 recorded transactions
Zoning & alternative use
PD · Brandon, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$16.8M
+43.6%
Commercial (general)
$15.4M
+31.2%
Medical building
$15.1M
+28.7%
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
$10,515,000
ML approach
$10,870,000
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)
$11,715,000
Current use
RETAIL STORES
$16,825,000
Change: +44% · Conversion: Difficult
COMMERCIAL (GENERAL)
$15,365,000
Change: +31% · Conversion: Difficult
MEDICAL BUILDING
$15,070,000
Change: +29% · Conversion: Difficult
OFFICE BUILDING
$14,110,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$10.52M
Range $9.46M – $11.57M · ±10% · vs last sale $10.19M (Aug 9 2021)
Last sale anchor
$10.19M
Aug 9 2021
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
$144 / 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
$99,627
Tax year 2023
Assessed value
$5,546,800
Assessed 2023
Previous assessed
$5,136,400
+8.0% YoY
Effective rate
1.80%
On assessed value
Assessed land
$1,787,603
Assessed improvement
$3,759,197
Land market value
$1,787,603
Improvement market value
$3,759,197
Total market value
$5,546,800
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
1995
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Buildings
2
Stories
1
Units
132
Rooms
70
Bathrooms
60
Total area
72,949 SF
Lot
7.79 ac (339,332 SF)
Zoning code
PD
APN
U342920ZZZ000002709300
UPID
US18-4696768
Jurisdiction
HILLSBOROUGH
Zoning & alternative use
PD · Brandon, FLZoning PD · permitted uses
PD · Brandon, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$11.7M
RETAIL STORES
Est. value
$16.8M
COMMERCIAL (GENERAL)
Est. value
$15.4M
MEDICAL BUILDING
Est. value
$15.1M
OFFICE BUILDING
Est. value
$14.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
1995
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Units
132
Rooms
70
Bathrooms
60
Lot
7.79 ac
Current owner
From public records · entity-resolved
Hawthorne Brandon Snf Realty LLC
Entity
Mailing address
851 W LUMSDEN RD, BRANDON, FL 33511-6280
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
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
Aug 9, 2021
$10,185,000
Hawthorne Brandon Snf Realty LLC
Brandon Lumsden Road Snf LLC
Special Warranty Deed
$69,888,000 · Vnb New York LLC
Dec 28, 2012
$11,700,000
Brandon Lumsden Road Snf LLC
Mccoy John A Trust
Warranty Deed
$10,323,930 · Mccoy John A Trust (pt)
—
—
John A Mccoy
—
Deed Of Trust
related
$1,650,000 · Bank One NA
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 851 Lumsden Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
