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Property profile & analytics
OFF-MARKET
Estimated value
$2,250,000
Office buildings
110 Reynolds St, Plant City, FL 33563-3380
Individually Owned
24-yr Hold
Free & Clear
Property ID
US18-1175588
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1920
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
23,638 SF
Lot
0.25 ac (11,025 SF)
Zoning code
C-1
APN
P2928225D9000029000030
UPID
US18-1175588
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
-
City Properties Company Property Management Company Office Space Rental Agency
-
Keith R Kolakowski Inc Physician
-
Myers & Wright, CPA Tax Preparation
-
Regional Finance Co Financial Advisor
-
Raymond James Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.62M
Comparable Approach
Comparable
$2.06M
Blend (final)
Blend
$2.25M
Owner & transaction history
James S Moody · 24 yrs held
James S Moody
since 2002
3 recorded transactions
Zoning & alternative use
C-1 · Plant City, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$3.5M
+7.8%
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 Plant City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Plant City 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%
$2,835,000
6.5%
$2,620,000
7%
$2,430,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,290,000
Current use
RETAIL STORES
$3,545,000
Change: +8% · Conversion: Moderate
Blend value · Realmo final
$2.25M
Range $2.03M – $2.48M · ±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
$95 / 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
$33,145
Tax year 2023
Assessed value
$2,026,400
Assessed 2023
Previous assessed
$1,858,800
+9.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$165,375
Assessed improvement
$1,861,025
Land market value
$165,375
Improvement market value
$1,861,025
Total market value
$2,026,400
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1920
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Units
7
Rooms
7
Total area
23,638 SF
Lot
0.25 ac (11,025 SF)
Zoning code
C-1
APN
P2928225D9000029000030
UPID
US18-1175588
Jurisdiction
HILLSBOROUGH
Zoning & alternative use
C-1 · Plant City, FL
Zoning C-1 · permitted uses
C-1 · Plant City, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Plant City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.3M
RETAIL STORES
Est. value
$3.5M
OFFICE BUILDING Current
RETAIL STORES
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
1920
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
2
Units
7
Rooms
7
Lot
0.25 ac
Current owner
From public records · entity-resolved
James S Moody
Individual
Free & Clear · 24 yrs held
Mailing address
PO BOX 1118, PLANT CITY, FL 33564-1118
Ownership since
2002
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
Feb 21, 2002
$15,300
James S Moody
Moody,irma C
Grant Deed
related
—
Jul 3, 2001
$52,500
C W Of Plant City INC
Moody,irma C
Grant Deed
—
Jul 3, 2001
$210,000
C W Of Box Ttee
Jmes S Moody Estate
Grant Deed
—
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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