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Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Assisted living facilities
5402 Smith Ryals Rd, Plant City, FL 33567-3754
Individually Owned
Free & Clear
Property ID
US18-4255878
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1967
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,233 SF
Lot
2.52 ac (109,771 SF)
Zoning code
AS-1
APN
U232922ZZZ000005058900
UPID
US18-4255878
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$740k
Blend (final)
Blend
$575k
Owner & transaction history
Constance Thomas
Constance Thomas
since 2026
4 recorded transactions
Zoning & alternative use
AS-1 · Plant City, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$800,000
+54.2%
Neighborhood: shopping center
$790,000
+51.9%
Auto repair, garage
$610,000
+17.5%
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 Plant City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Plant City 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)
$520,000
Current use
MEDICAL BUILDING
$800,000
Change: +54% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$790,000
Change: +52% · Conversion: Difficult
AUTO REPAIR, GARAGE
$610,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$485,000
Change: -7% · Conversion: Difficult
OFFICE BUILDING
$455,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$575k
Range $518k – $633k · ±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
$178 / 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
$12,054
Tax year 2023
Assessed value
$710,032
Assessed 2023
Previous assessed
$654,664
+8.5% YoY
Effective rate
1.70%
On assessed value
Land market value
$111,888
Improvement market value
$1,157,791
Total market value
$1,269,679
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
1967
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Buildings
3
Stories
1
Units
7
Rooms
7
Bathrooms
5
Total area
3,233 SF
Lot
2.52 ac (109,771 SF)
Zoning code
AS-1
APN
U232922ZZZ000005058900
UPID
US18-4255878
Jurisdiction
HILLSBOROUGH
Zoning & alternative use
AS-1 · Plant City, FL
Zoning AS-1 · permitted uses
AS-1 · Plant City, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Plant City. 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
$520,000
MEDICAL BUILDING
Est. value
$800,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$790,000
AUTO REPAIR, GARAGE
Est. value
$610,000
RETAIL STORES
Est. value
$485,000
OFFICE BUILDING
Est. value
$455,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
RETAIL STORES
OFFICE BUILDING
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
1967
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
3
Units
7
Rooms
7
Bathrooms
5
Lot
2.52 ac
Current owner
From public records · entity-resolved
Constance Thomas
Individual
Free & Clear · 0 yrs held
Mailing address
5402 SMITH RYALS RD, PLANT CITY, FL 33567-3754
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 12, 2026
—
Constance Thomas
Kenyatta Shaw
Quitclaim Deed
related
—
Aug 5, 2025
—
Kenvatta Shaw
Constance Thomas
Deed
related
—
Jun 23, 2009
—
Kenvatta Shaw
Thomas,constance
Quit Claim Deed
related
—
Feb 25, 2004
—
Kenyatta Shaw
Thomas,constance
Grant Deed
related
—
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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