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Property profile & analytics
OFF-MARKET
Estimated value
$15,470,000
Assisted living facilities
3855 Uppr Crk Dr, Ruskin, FL 33573-6814
Trust Owned
11-yr Hold
~
Est. High Equity
Property ID
US18-3116236
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
26,459 SF
Lot
1.15 ac (50,094 SF)
Zoning code
PD
APN
U113219ZZZ000001775800
UPID
US18-3116236
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
$11.95M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$15.47M
Owner & transaction history
Snh Of Lta Properties Trust · 11 yrs held
Snh Of Lta Properties Trust
since 2015
Last sale
$15.7M
6 recorded transactions
Zoning & alternative use
PD · Ruskin, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$12.9M
+202.8%
Apartment house (5+ units)
$9.3M
+119.7%
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 Ruskin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ruskin 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
$18,520,000
ML approach
$11,950,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$12,865,000
Change: +203% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$9,335,000
Change: +120% · Conversion: Difficult
Blend value · Realmo final
$15.47M
Range $13.92M – $17.02M · ±10% · vs last sale $15.70M (Jan 8 2020)
Last sale anchor
$15.70M
Jan 8 2020
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
$585 / 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
$175,235
Tax year 2023
Assessed value
$9,933,800
Assessed 2023
Previous assessed
$11,538,100
-13.9% YoY
Effective rate
1.76%
On assessed value
Assessed land
$1,404,862
Assessed improvement
$8,528,938
Land market value
$1,404,862
Improvement market value
$8,528,938
Total market value
$9,933,800
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
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Buildings
2
Stories
1
Units
117
Rooms
120
Bathrooms
51
Total area
26,459 SF
Lot
1.15 ac (50,094 SF)
Zoning code
PD
APN
U113219ZZZ000001775800
UPID
US18-3116236
Jurisdiction
HILLSBOROUGH
Zoning & alternative use
PD · Ruskin, FL
Zoning PD · permitted uses
PD · Ruskin, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Ruskin. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$12.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$9.3M
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
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
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Units
117
Rooms
120
Bathrooms
51
Lot
1.15 ac
Current owner
From public records · entity-resolved
Snh Of Lta Properties Trust
Trust
Mailing address
1775 HANCOCK ST STE #200, SAN DIEGO, CA 92110-2036
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2015
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
May 6, 2015
$22,518,900
Snh Of Lta Properties Trust
Clp Sun City Center Fl Senior
Warranty Deed
—
Dec 28, 2013
$20,250,000
Clp Sun City Center Fl Senior
Pacifica Sun City LP
Warranty Deed
—
Jun 29, 2007
$9,000,000
Pacifica Sun City
Sun City Operations INC
Grant Deed
—
—
—
Pacifica Sun City LP
—
Deed Of Trust
related
$6,100,000 · City National Bank
—
—
Pacifica Sun City LP
—
Deed Of Trust
related
—
—
—
Pacifica Sun City
—
Deed Of Trust
related
$8,000,000 · Key Bank & Trust
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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