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Property profile & analytics
OFF-MARKET
Estimated value
$13,270,000
Assisted living facilities
38130 Pretty Pond Rd Zephyrhills, FL 33540-1419
Entity Owned
1-yr Hold
Free & Clear
Property ID
US18-9798991
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2009
Total area
103,810 SF
Lot
5.14 ac (223,898 SF)
Zoning code
00OP
APN
35-25-21-0010-07100-0000
UPID
US18-9798991
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
-
American House Zephyrhills Retirement Community Nursing Home
-
Reda Nicolas Physician
-
Franklin D. Yates, PTA Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$16.11M
Blend (final)
Blend
$13.27M
Owner & transaction history
Vtr Zephyrhills LLC · 1 yrs held
Vtr Zephyrhills LLC
since 2025
Last sale
$13.0M
7 recorded transactions
Zoning & alternative use
00OP · Zephyrhills, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$21.8M
+13.2%
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 Zephyrhills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Zephyrhills 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
$10,980,000
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)
$19,310,000
Current use
MEDICAL BUILDING
$21,845,000
Change: +13% · Conversion: Difficult
COMMERCIAL (GENERAL)
$18,150,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$13.27M
Range $11.94M – $14.60M · ±10% · vs last sale $13.00M (Apr 24 2025)
Last sale anchor
$13.00M
Apr 24 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
$128 / 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
$191,065
Tax year 2023
Assessed value
$7,903,686
Assessed 2023
Previous assessed
$8,128,933
-2.8% YoY
Effective rate
2.42%
On assessed value
Assessed land
$540,000
Assessed improvement
$7,363,686
Land market value
$540,000
Improvement market value
$7,363,686
Total market value
$7,903,686
Applied tax rate
30.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
2009
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
1
Stories
3
Units
144
Bathrooms
1
Total area
103,810 SF
Lot
5.14 ac (223,898 SF)
Zoning code
00OP
APN
35-25-21-0010-07100-0000
UPID
US18-9798991
Jurisdiction
PASCO
Zoning & alternative use
00OP · Zephyrhills, FL
Zoning 00OP · permitted uses
00OP · Zephyrhills, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zephyrhills. 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
$19.3M
MEDICAL BUILDING
Est. value
$21.8M
COMMERCIAL (GENERAL)
Est. value
$18.2M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
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
2009
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
144
Bathrooms
1
Lot
5.14 ac
Current owner
From public records · entity-resolved
Vtr Zephyrhills LLC
Entity
Free & Clear · 1 yrs held
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 24, 2025
$12,996,100
Vtr Zephyrhills LLC
Ah Zephyrhills LLC
Special Warranty Deed
—
Feb 28, 2025
$197,500
Jeffrey Minchak
Jacquelin G Merchant
Warranty Deed
—
Sep 10, 2019
—
Ah Zephyrhills LLC
—
Loan Modification
related
$20,617,000 · Keybank USA
Apr 5, 2017
—
Ah Zephyrhills LLC
—
Loan Modification
related
$17,250,000 · Texas Cap Bk
Aug 25, 2015
$21,100,000
Ah Zephyrhills LLC
Loan Funding Solutions II LLC
Special Warranty Deed
$15,465,804 · Texas Capital Bank NA
Mar 22, 2012
$25,062,400
Loan Funding Solutions II LLC
Parkers Creek II LLC
Deed In Lieu Of Foreclosure
related
—
Dec 28, 2007
$1,257,750
Parkers Creek II LLC
Adventist Health System Of Sunb
Warranty 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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