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Property profile & analytics
OFF-MARKET
Estimated value
$4,180,000
Day care centers
16470 Hammock Xing Dr Lithia, FL 33547-4937
Entity Owned
1-yr Hold
Free & Clear
Property ID
US18-6752094
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2019
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
14,116 SF
Lot
1.53 ac (66,647 SF)
Zoning code
PD
APN
U213021965000000000030
UPID
US18-6752094
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.55M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.29M
Blend (final)
Blend
$4.18M
Owner & transaction history
Rnl 2025a Owner LLC · 1 yrs held
Rnl 2025a Owner LLC
since 2025
Last sale
$4.7M
6 recorded transactions
Zoning & alternative use
PD · Lithia, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.9M
+122.7%
Apartment house (5+ units)
$5.0M
+61.6%
Office building
$3.7M
+18.9%
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 Lithia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lithia 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
$3,595,000
ML approach
$3,545,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$3,080,000
Current use
RESTAURANT
$6,865,000
Change: +123% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,980,000
Change: +62% · Conversion: Difficult
OFFICE BUILDING
$3,665,000
Change: +19% · Conversion: Difficult
MEDICAL BUILDING
$3,495,000
Change: +13% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,445,000
Change: +12% · Conversion: Difficult
RETAIL STORES
$3,075,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,975,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$4.18M
Range $3.76M – $4.60M · ±10% · vs last sale $4.73M (Mar 10 2025)
Last sale anchor
$4.73M
Mar 10 2025
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
$296 / 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
$46,867
Tax year 2023
Assessed value
$2,822,356
Assessed 2023
Previous assessed
$2,520,524
+12.0% YoY
Effective rate
1.66%
On assessed value
Assessed land
$499,852
Assessed improvement
$2,322,504
Land market value
$499,852
Improvement market value
$2,322,504
Total market value
$2,822,356
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
2019
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
1
Total area
14,116 SF
Lot
1.53 ac (66,647 SF)
Zoning code
PD
APN
U213021965000000000030
UPID
US18-6752094
Jurisdiction
HILLSBOROUGH
Zoning & alternative use
PD · Lithia, FL
Zoning PD · permitted uses
PD · Lithia, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lithia. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$3.1M
RESTAURANT
Est. value
$6.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.0M
OFFICE BUILDING
Est. value
$3.7M
MEDICAL BUILDING
Est. value
$3.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.4M
RETAIL STORES
Est. value
$3.1M
COMMERCIAL (GENERAL)
Est. value
$3.0M
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
2019
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
1
Lot
1.53 ac
Current owner
From public records · entity-resolved
Rnl 2025a Owner LLC
Entity
Free & Clear · 1 yrs held
Mailing address
1515 INTERNATIONAL PKWY STE #3001, LAKE MARY, FL 32746-7619
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 13, 2026
—
Rnl 2025a Owner LLC
—
Deed
related
$696,000,000 · Citibank NA
Mar 10, 2025
$4,729,800
Rnl 2025a Owner LLC
Ladybird Fish Hawk LLC
Special Warranty Deed
—
Mar 10, 2025
—
Ladybird Enterprises INC
Rnl 2025a Owner LLC
Deed
—
Apr 20, 2020
—
Early Childhood Education LLC
—
Deed
related
$3,800,000 · Ladybird Fish Hawk LLC
Sep 5, 2017
$450,000
Ladybird Fish Hawk LLC
Fishhawk Communities LLC
Grant Deed
—
—
—
Early Childhood Education LLC
—
Loan Modification
related
$3,800,000 · Ladybird Fish Hawk LLC
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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