Residential Home with Income
For Sale
$495,000
322 REGAL PARK Dr, Valrico, FL 33594
Licensed group home with income potential, recent updates, no HOA.
Property Size2,036 SF
Days on Market122
Property Features for 322 REGAL PARK Dr
General Information
Standard status
Active
Size
2,036 SF
Property subtype
Other
Taxes and HOA fees
Annual Taxes
$6,357
Building Details
Building Size
2,036 SF
Year Built
1986
Units
1
Listing Agency:
Vylla Home
(813) 727-6711
Listed By:
Danuta Mazurek · License #485998
(813) 727-6711
Source:
Elliman
Added: Apr 24
Changed: Aug 12
Last Checked: Aug 23 at 4:53AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Vylla Home
Investment Insights
Based on property information with market context.
The property is currently licensed for a standard group home with capacity for 6 or more residents and is being sold as a single residential home. It presents potential for use as an Assisted Living Facility (ALF), standard group home, or behavior home. The property offers income potential estimated between $2,500 and $6,000 monthly per resident. Updates to the property include a replaced roof (2021), freshly painted interior and exterior, new flooring, and a solar system with assumable payments. A new fence was installed in 04/2025. Additional updates include a replaced water heater in 07/2025, Tesla Powerwall installed in 11/2025, kitchen countertops replaced in 07/2024, and bathroom vanities updated in 07/2024. A new refrigerator was installed in 06/2025. A four-point inspection and wind mitigation were completed in 09/2023, and the A/C system was tuned up in 01/2026. A fire inspection was completed in 12/2025. The property has a bike score of 44, indicating it is somewhat bikeable, and a walk score of 49, indicating car-dependent.
Key Highlights
- High income potential as a licensed group home with potential income of $2500-$6000 monthly/resident.
- Recent updates include A/C (2023), Roof (2021), Water Heater (07/2025), Tesla Powerwall (11/2025), Kitchen Countertops (07/2024), Refrigerator (06/2025), Bathroom Vanities (07/2024), and new fence (04/2025).
- Solar system installed (payments can be assumed).
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$23,949
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.84%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$478,980
$479.0K
Cap Rate 7%
$342,129
$342.1K
Cap Rate 9%
$266,100
$266.1K
Market Conditions
NOI Build-Up for 2,036 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$45.9K $22.56/SF
− Vacancy
−$2.4K −$1.17/SF
EGI
$43.5K $21.39/SF
− OpEx
−$19.6K −$9.62/SF
NOI
$23.9K $11.76/SF
Area
Brandon, FL
Vacancy
5.20%
Lease Rate
$22.56 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$478,980
Cap Rate 7%
$342,129
Cap Rate 9%
$266,100
Alternative Uses
Best Use
Apartment 5plus
$342.1K
$299.4K – $399.2K
NOI $23,949 @ 7.0% cap · market cap 4.84%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$765.9K
$670.2K – $893.6K
NOI $53,614 @ 7.0% cap · market cap 10.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
127
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33594, FL
35,299
Population
14,067
Households
2.5
Avg Household Size
43
Median Age
33%
College-Educated
91%
High-School Grad
10.2 sq mi
ZIP Area
3,461
Density / Sq Mi
$91,969
Median Household Income
$46,905
Median Earnings
$1,684
Median Rent
$300,300
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Assisted living facility - Licensed group home with income potential, recent updates, no HOA.
Where is this assisted living facility located?
The property is located at 322 REGAL PARK Dr Valrico, FL.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: High income potential as a licensed group home with potential income of $2500-$6000 monthly/resident.; Recent updates include A/C (2023), Roof (2021), Water Heater (07/2025), Tesla Powerwall (11/2025), Kitchen Countertops (07/2024), Refrigerator (06/2025), Bathroom Vanities (07/2024), and new fence (04/2025).; Solar system installed (payments can be assumed).
