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Property profile & analytics
OFF-MARKET
Estimated value
$9,635,000
Assisted living facilities
4240 Lakeland Highlands Rd Lakeland, FL 33813-3113
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US18-0332820
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1988
Total area
61,474 SF
Lot
8.18 ac (356,190 SF)
Zoning code
PUD
APN
242904273500000391
UPID
US18-0332820
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
-
Donna C. Gellman-Rodriguez, PSYD Physician Medical Clinic
-
Angelica Ortiz, Cota Physician
-
Eric M. Snowball, Otrl Physician
-
Johanna L. Branch, PTA Physician
-
Alice A. Hylton, OTR Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.24M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.86M
Blend (final)
Blend
$9.64M
Owner & transaction history
Highlands Lake Property Holdings Ll · 5 yrs held
Highlands Lake Property Holdings Ll
since 2021
Last sale
$8.6M
6 recorded transactions
Zoning & alternative use
PUD · Lakeland, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$10.0M
+31.8%
Industrial (general)
$8.0M
+5.5%
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 Lakeland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lakeland 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
$9,965,000
ML approach
$11,240,000
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)
$7,595,000
Current use
OFFICE BUILDING
$10,005,000
Change: +32% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$8,015,000
Change: +6% · Conversion: Difficult
MEDICAL BUILDING
$7,170,000
Change: -6% · Conversion: Difficult
RESTAURANT
$6,620,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$9.64M
Range $8.67M – $10.60M · ±10% · vs last sale $8.56M (Jul 19 2021)
Last sale anchor
$8.56M
Jul 19 2021
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
$157 / 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
$122,686
Tax year 2023
Assessed value
$6,729,988
Assessed 2023
Previous assessed
$6,404,169
+5.1% YoY
Effective rate
1.82%
On assessed value
Assessed land
$484,725
Assessed improvement
$6,245,263
Land market value
$484,725
Improvement market value
$6,245,263
Total market value
$6,729,988
Applied tax rate
91,510.0000
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
1988
Heating
NONE
Stories
1
Units
1
Total area
61,474 SF
Lot
8.18 ac (356,190 SF)
Zoning code
PUD
APN
242904273500000391
UPID
US18-0332820
Jurisdiction
POLK
Zoning & alternative use
PUD · Lakeland, FL
Zoning PUD · permitted uses
PUD · Lakeland, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lakeland. 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
$7.6M
OFFICE BUILDING
Est. value
$10.0M
INDUSTRIAL (GENERAL)
Est. value
$8.0M
MEDICAL BUILDING
Est. value
$7.2M
RESTAURANT
Est. value
$6.6M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
OFFICE BUILDING
INDUSTRIAL (GENERAL)
MEDICAL BUILDING
RESTAURANT
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
1988
Heating
NONE
Stories
1
Units
1
Lot
8.18 ac
Current owner
From public records · entity-resolved
Highlands Lake Property Holdings Ll
Entity
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
Ownership since
2021
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
Jul 19, 2021
$8,560,000
Highlands Lake Property Holdings Ll
Eclipse Opis Re Highlands LLC
Special Warranty Deed
$2,800,000 · Vnb New York LLC
Mar 12, 2019
—
Eclipse Opis Properties LLC
—
Deed
related
$86,000,000 · White Oak Healthcare Fin LLC
May 8, 2014
$141,400
Eclipse Opis Re Highlands LLC
Pentathlon Re Highlands LLC
Grant Deed
—
Dec 17, 2012
$21,626,700
Pentathlon Re Highlands LLC
Diamond Senior Living II LLC
Grant Deed
$86,000,000 · General Electric Capital Corp
May 23, 2003
$4,852,700
Formation Properties LLC
Meridian Health INC
Grant Deed
—
—
—
Eclipse Opis Properties LLC
—
Loan Modification
related
$86,000,000 · White Oak Healthcare Fin 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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