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Property profile & analytics
OFF-MARKET
Estimated value
$2,575,000
Assisted living facilities
17420 Old Tobacco Rd, Lutz, FL 33558-4979
Entity Owned
Free & Clear
Property ID
US18-3272021
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2011
Construction
WOOD
Total area
22,634 SF
Lot
3.04 ac (132,422 SF)
Zoning code
RMC-6
APN
U192718ZZZ000000601200
UPID
US18-3272021
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
-
Magnolia Manor Assisted Living, Inc. Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.16M
Blend (final)
Blend
$2.58M
Owner & transaction history
Boykins Group Holdings LLC
Boykins Group Holdings LLC
since 2025
7 recorded transactions
Zoning & alternative use
RMC-6 · Lutz, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$3,635,000
Current use
Blend value · Realmo final
$2.58M
Range $2.32M – $2.83M · ±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
$114 / 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
$70,415
Tax year 2023
Assessed value
$3,565,600
Assessed 2023
Previous assessed
$3,462,100
+3.0% YoY
Effective rate
1.97%
On assessed value
Assessed land
$872,803
Assessed improvement
$2,692,797
Land market value
$872,803
Improvement market value
$2,692,797
Total market value
$3,565,600
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2011
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Units
42
Total area
22,634 SF
Lot
3.04 ac (132,422 SF)
Zoning code
RMC-6
APN
U192718ZZZ000000601200
UPID
US18-3272021
Jurisdiction
HILLSBOROUGH
Zoning & alternative use
RMC-6 · Lutz, FL
Zoning RMC-6 · permitted uses
RMC-6 · 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$3.6M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
2011
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Units
42
Lot
3.04 ac
Current owner
From public records · entity-resolved
Boykins Group Holdings LLC
Entity
Free & Clear · 0 yrs held
Mailing address
17420 OLD TOBACCO RD, LUTZ, FL 33558-4979
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 2, 2025
$5,000,000
Boykins Group Holdings LLC
Bk Enterprises Of Tampa LLC
Warranty Deed
—
Sep 3, 2008
—
New Hope Alliance Church INC
Christian & Missionary Allianc
Quit Claim Deed
—
Sep 3, 2008
$575,000
Dap Real Estate LLC
New Hope Alliance Church INC
Corporation Deed
$287,500 · M & I Marshall & Ilsley Bank
Jun 13, 2007
$575,000
New Hope Alliance Church INC
Champeau,ralph & Lucinda
Warranty Deed
$455,000 · Alliance Development Fund INC
Feb 17, 2006
$140,000
Ralph G Champeau
Mills,dorothy R
Warranty Deed
—
Feb 16, 2006
—
Ralph G Champeau
Mills Dorothy R
Warranty Deed
related
—
Jun 26, 2003
—
Tierra Holdings Ltd
Mills,dorothy R
Quit Claim Deed
related
$127,791 · Scaglione Trust
—
—
Dap Real Estate LLC
—
Deed Of Trust
related
$1,180,000 · Community Bank Of Manatee
—
—
Dap Real Estate LLC
—
Deed Of Trust
related
$2,070,400 · Community Bank Of Manatee
—
—
Dap Real Estate LLC
—
Deed Of Trust
related
$150,000 · Community Bank NA
—
—
Dap Real Estate LLC
—
Deed Of Trust
related
$2,000,000 · Community Bank Of Manatee
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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