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Property profile & analytics
OFF-MARKET
Estimated value
$3,705,000
Day care centers
111 Myrtle Rdg Rd Lutz, FL 33549-5624
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-5007718
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
10,871 SF
Lot
2.51 ac (109,475 SF)
Zoning code
BPO; RSC-2; RSC-2
APN
U242718ZZZ000000634700
UPID
US18-5007718
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
-
Kiddie Campus University Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.65M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.87M
Blend (final)
Blend
$3.71M
Owner & transaction history
Preschool 111 INC · 4 yrs held
Preschool 111 INC
since 2022
Last sale
$3.8M
7 recorded transactions
Zoning & alternative use
BPO; RSC-2; RSC-2 · Lutz, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.3M
+122.7%
Apartment house (5+ units)
$3.8M
+61.6%
Neighborhood: shopping center
$2.7M
+11.7%
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 Lutz submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lutz 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
$3,655,000
ML approach
$3,645,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$2,375,000
Current use
RESTAURANT
$5,285,000
Change: +123% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,835,000
Change: +62% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,650,000
Change: +12% · Conversion: Difficult
MEDICAL BUILDING
$2,380,000
Change: +0% · Conversion: Difficult
RETAIL STORES
$2,370,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,290,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$3.71M
Range $3.33M – $4.08M · ±10% · vs last sale $3.76M (Jun 30 2022)
Last sale anchor
$3.76M
Jun 30 2022
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
$341 / 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
$744
Tax year 2023
Assessed value
$1,888,953
Assessed 2023
Previous assessed
$1,495,640
+26.3% YoY
Effective rate
0.04%
On assessed value
Assessed land
$637,375
Assessed improvement
$1,251,578
Land market value
$637,375
Improvement market value
$1,251,578
Total market value
$1,888,953
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
1
Bathrooms
4
Total area
10,871 SF
Lot
2.51 ac (109,475 SF)
Zoning code
BPO; RSC-2; RSC-2
APN
U242718ZZZ000000634700
UPID
US18-5007718
Jurisdiction
HILLSBOROUGH
Zoning & alternative use
BPO; RSC-2; RSC-2 · Lutz, FL
Zoning BPO; RSC-2; RSC-2 · permitted uses
BPO; RSC-2; RSC-2 · Lutz, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lutz. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$2.4M
RESTAURANT
Est. value
$5.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.7M
MEDICAL BUILDING
Est. value
$2.4M
RETAIL STORES
Est. value
$2.4M
COMMERCIAL (GENERAL)
Est. value
$2.3M
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
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
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
1
Bathrooms
4
Lot
2.51 ac
Current owner
From public records · entity-resolved
Preschool 111 INC
Entity
Mailing address
111 MYRTLE RDG RD, LUTZ, FL 33549-5624
Ownership since
2022
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
Jun 30, 2022
$3,760,000
Preschool 111 INC
Kiddie Campus University INC
Warranty Deed
—
Sep 25, 2006
—
Kiddie Campus University INC
—
Trustees Deed
related
$173,000 · Suntrust Bank NA
Mar 31, 2005
$256,000
Kiddie Campus University INC
Beazley LLC
Warranty Deed
$567,500 · Suntrust Bank
—
—
Kiddie Campus University INC
—
Deed Of Trust
related
$216,250 · Suntrust Bank NA
—
—
Kiddie Campus University INC
—
Deed Of Trust
related
$1,401,620 · Td Bank NA
—
—
Willie C Cole
—
Deed Of Trust
related
$46,859 · Citifinancial Equity Svcs INC
—
—
Kiddie Campus University INC
—
Deed Of Trust
related
$634,520 · Mercantile Bank
—
—
Kiddie Campus University INC
—
Deed Of Trust
related
$793,150 · Mercantile Bank
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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