Assisted Living Facility with Indoor
For Sale
$3,400,000
4215 STEARNS Road, Valrico, FL 33596
Commercial Sale, VALRICO, FL
Property Size10,000 SF
Lot Size5.46 Acres
Price / SF$340
Days on Market65
Property Features for 4215 STEARNS Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
AS-1
Window features
Aluminum Frames
Directions
From FL-60, Valrico, FL 33594, head toward S Mulrennan Rd and turn right onto S Mulrennan Rd. Continue for approximately 2 miles, then proceed straight onto Pearson Rd for 1.3 miles. Turn left onto Stearns Rd and continue for 0.4 miles. Then, turn right onto the unnamed access road located between Bob's Rd and Private Rd. Continue for approximately 0.2 miles to arrive at 4215 Stearns Rd, Valrico, FL 33596.
Subdivision
33596 - Valrico
Standard status
Active
APN
87441.0200
Size
10,000 SF
Lot size
5.46 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
The South 1/2 of the Southeast 1/4 or the Southeast 1/4 of the Northeast 1/4 of Section 8, Township 30 South, Range 21 East, and the East 30 feet of the West 1/2 of the Southeast 1/4 of the Northeast 1/4 of Section 8, Township 30 South, Range 21 East, LESS the East 15 feet of the North 3/4 thereof, as recorded in the Public Records of Hillsborough County, Florida.
Tax Annual Amount
14893
Legal Description
The South 1/2 of the Southeast 1/4 or the Southeast 1/4 of the Northeast 1/4 of Section 8, Township 30 South, Range 21 East, and the East 30 feet of the West 1/2 of the Southeast 1/4 of the Northeast 1/4 of Section 8, Township 30 South, Range 21 East, LESS the East 15 feet of the North 3/4 thereof, as recorded in the Public Records of Hillsborough County, Florida.
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating)
Cooling system
Central Air
Water source
Well
Amenities
indoor in-ground swimming pool
Building Details
Year built
1974
Floors in Building
2
Flooring type
Tile
Building materials
Brick
Listing Agency:
DALTON WADE INC
(888) 668-8283
Listed By:
Dustin Benjamin Jose · License #3644749
(727) 457-8689
Added: Jun 25
Changed: Aug 24
Last Checked: Aug 28 at 1:06AM
MLS# TB8523881
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This assisted living facility comprises a 10,000-square-foot building on 5.46 acres. The improvements include 20 bedrooms, 21 bathrooms, three full kitchens, and an indoor in-ground swimming pool. Brick construction, tile flooring, electric heating, and central air are also reported. The property is offered in its existing condition and is identified with AS-1 zoning.
Located in Valrico, Florida, the property carries a 33596 postal code and is served by a private well and septic tank. The building dates to 1974. Its scale, room count, kitchen configuration, and indoor recreational feature define the existing commercial asset; any proposed use remains subject to applicable zoning, land-use, permitting, and other due diligence requirements.
Located in Valrico, Florida, the property carries a 33596 postal code and is served by a private well and septic tank. The building dates to 1974. Its scale, room count, kitchen configuration, and indoor recreational feature define the existing commercial asset; any proposed use remains subject to applicable zoning, land-use, permitting, and other due diligence requirements.
Key Highlights
- 5.46‑acre property with a 10,000‑square‑foot building
- 20 bedrooms and 21 bathrooms
- Three full kitchens within the improvements
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
$117,628
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
3.46%
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%
$2,352,560
$2.4M
Cap Rate 7%
$1,680,400
$1.7M
Cap Rate 9%
$1,306,978
$1.3M
Market Conditions
NOI Build-Up for 10,000 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
$225.6K $22.56/SF
− Vacancy
−$11.7K −$1.17/SF
EGI
$213.9K $21.39/SF
− OpEx
−$96.2K −$9.62/SF
NOI
$117.6K $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%
$2,352,560
Cap Rate 7%
$1,680,400
Cap Rate 9%
$1,306,978
Alternative Uses
Best Use
Apartment 5plus
$1.68M
$1.47M – $1.96M
NOI $117,628 @ 7.0% cap · market cap 3.46%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.76M
$3.29M – $4.39M
NOI $263,328 @ 7.0% cap · market cap 7.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
93
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33596, FL
28,140
Population
10,455
Households
2.7
Avg Household Size
43
Median Age
49%
College-Educated
95%
High-School Grad
11.4 sq mi
ZIP Area
2,468
Density / Sq Mi
$112,305
Median Household Income
$52,552
Median Earnings
$2,236
Median Rent
$396,100
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Assisted living facility - Existing improvements include multiple bedrooms, full kitchens, and an enclosed swimming pool on a substantial Valrico tract.
Where is this assisted living facility located?
The property is located at 4215 STEARNS Road Valrico, FL.
What is the asking price?
The asking price for this property is $3,400,000.
What are key features of this property?
This property features: 5.46‑acre property with a 10,000‑square‑foot building; 20 bedrooms and 21 bathrooms; Three full kitchens within the improvements
