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Property profile & analytics
OFF-MARKET
Estimated value
$1,215,000
Medical Office Space
1104 Kyle Wood Ln Brandon, FL 33511-4850
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-8278940
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2017
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,128 SF
Lot
0.09 ac (4,131 SF)
Zoning code
PD
APN
U32292066300000269951D
UPID
US18-8278940
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
-
PHDermatology- Gornto Lake Physician Medical Clinic
-
TrueBlue Clinical Research Research Foundation Medical Laboratory
-
Ashley’s face doctor Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.19M
CAP Approach
CAP
$940k
Comparable Approach
Comparable
$1.10M
Blend (final)
Blend
$1.22M
Owner & transaction history
Jeffrey L Smyth · 5 yrs held
Jeffrey L Smyth
since 2021
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
PD · Brandon, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.0M
+18.1%
Retail stores
$950,000
+11.6%
Commercial (general)
$870,000
+2.0%
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
$1,215,000
ML approach
$1,190,000
CAP Approach
CAP Return
Estimation
6%
$1,015,000
6.5%
$940,000
7%
$870,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$855,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,005,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$950,000
Change: +12% · Conversion: Difficult
COMMERCIAL (GENERAL)
$870,000
Change: +2% · Conversion: Easy
OFFICE BUILDING
$800,000
Change: -6% · Conversion: Easy
AUTO REPAIR, GARAGE
$780,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$1.22M
Range $1.09M – $1.34M · ±10% · vs last sale $1.25M (Jul 30 2021)
Last sale anchor
$1.25M
Jul 30 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
$294 / 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
$19,544
Tax year 2023
Assessed value
$1,075,000
Assessed 2023
Previous assessed
$1,127,334
-4.6% YoY
Effective rate
1.82%
On assessed value
Assessed land
$330,480
Assessed improvement
$744,520
Land market value
$330,480
Improvement market value
$744,520
Total market value
$1,075,000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2017
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
1
Total area
4,128 SF
Lot
0.09 ac (4,131 SF)
Zoning code
PD
APN
U32292066300000269951D
UPID
US18-8278940
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
MEDICAL BUILDING Current
Est. value
$855,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.0M
RETAIL STORES
Est. value
$950,000
COMMERCIAL (GENERAL)
Est. value
$870,000
OFFICE BUILDING
Est. value
$800,000
AUTO REPAIR, GARAGE
Est. value
$780,000
MEDICAL BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
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
2017
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
1
Lot
0.09 ac
Current owner
From public records · entity-resolved
Jeffrey L Smyth
Individual
Mailing address
11966 BOYETTE RD, RIVERVIEW, FL 33569-5601
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 26, 2022
—
Ho Dsae LLC
—
Deed
related
$2,000,000 · Seacoast National Bank
Jul 30, 2021
—
Jeffrey L Smyth
Horacio Cardenas
Intrafamily Transfer
related
—
Oct 6, 2020
—
Horacio J Cardenas
—
Deed
related
$50,000 · First Citizens Bank & Trust Co
Aug 17, 2020
$950,000
Horacio Cardenas
Moore Clinical Research INC
Warranty Deed
—
Aug 29, 2017
—
Moore Clinical Research INC
—
Deed
related
$355,000 · Compass Bk
—
—
Moore Clinical Research INC
—
Loan Modification
related
$355,000 · Compass Bk
—
—
Horacio J Cardenas
—
Deed Of Trust
related
$747,000 · First Citizens Bk
—
—
Horacio J Cardenas
—
Deed Of Trust
related
$50,000 · First Citizens 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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