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Property profile & analytics
OFF-MARKET
Estimated value
$17,000,000
Assisted living facilities
8441 Us Hwy 301st S, Riverview, FL 33578
Individually Owned
2-yr Hold
Free & Clear
Property ID
US18-2869913
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2015
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
78,744 SF
Lot
4.31 ac (187,818 SF)
Zoning code
PD
APN
U173020C22000000000020
UPID
US18-2869913
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
$17.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$18.01M
Blend (final)
Blend
$17.00M
Owner & transaction history
Shi IV Crossings Riverview Owner Ll · 2 yrs held
Shi IV Crossings Riverview Owner Ll
since 2024
Last sale
$17.0M
7 recorded transactions
Zoning & alternative use
PD · Riverview, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$27.8M
+119.7%
Medical building
$19.5M
+54.2%
Neighborhood: shopping center
$19.2M
+51.9%
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 Riverview submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Riverview 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
$17,000,000
ML approach
$17,000,000
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)
$12,645,000
Current use
APARTMENT HOUSE (5+ UNITS)
$27,780,000
Change: +120% · Conversion: Difficult
MEDICAL BUILDING
$19,505,000
Change: +54% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$19,210,000
Change: +52% · Conversion: Difficult
OFFICE BUILDING
$17,725,000
Change: +40% · Conversion: Difficult
RETAIL STORES
$17,155,000
Change: +36% · Conversion: Difficult
COMMERCIAL (GENERAL)
$16,585,000
Change: +31% · Conversion: Difficult
Blend value · Realmo final
$17.00M
Range $15.30M – $18.70M · ±10% · vs last sale $17.00M (Apr 22 2024)
Last sale anchor
$17.00M
Apr 22 2024
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
$216 / 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
$293,071
Tax year 2023
Assessed value
$16,729,600
Assessed 2023
Previous assessed
$17,204,000
-2.8% YoY
Effective rate
1.75%
On assessed value
Assessed land
$1,350,000
Assessed improvement
$15,379,600
Land market value
$1,350,000
Improvement market value
$15,379,600
Total market value
$16,729,600
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
2015
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Units
90
Rooms
8
Bathrooms
2
Total area
78,744 SF
Lot
4.31 ac (187,818 SF)
Zoning code
PD
APN
U173020C22000000000020
UPID
US18-2869913
Jurisdiction
HILLSBOROUGH
Zoning & alternative use
PD · Riverview, FL
Zoning PD · permitted uses
PD · Riverview, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Riverview. 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
$12.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$27.8M
MEDICAL BUILDING
Est. value
$19.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$19.2M
OFFICE BUILDING
Est. value
$17.7M
RETAIL STORES
Est. value
$17.2M
COMMERCIAL (GENERAL)
Est. value
$16.6M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
RETAIL STORES
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
2015
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
2
Units
90
Rooms
8
Bathrooms
2
Lot
4.31 ac
Current owner
From public records · entity-resolved
Shi IV Crossings Riverview Owner Ll
Individual
Free & Clear · 2 yrs held
Mailing address
9 W BROAD ST STE #800, STAMFORD, CT 06902-3780
Ownership since
2024
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 22, 2024
$17,000,000
Shi IV Crossings Riverview Owner Ll
Wp Crossings SR Fl Owner LLC
Special Warranty Deed
—
May 7, 2021
$4,527,027
Kp Crossings Fl LLC
Wp Crossings SR Fl Holder LLC
Special Warranty Deed
—
Dec 30, 2013
$1,750,000
Sll Riverview LLC
Gbs Real Estate Invs III LLC
Grant Deed
—
Feb 7, 2005
$260,000
Gbs R/e Investments III LLC
Pickard,daniel J
Warranty Deed
—
Feb 7, 2005
$1,040,000
Gbs R/e Investments III LLC
Pickard,daniel J
Grant Deed
$1,054,000 · Suntrust Bank NA
—
—
Daniel J Pickard
—
Deed Of Trust
related
$40,000 · Provident Savings Bank
—
—
Daniel J Pickard
—
Deed Of Trust
related
$20,000 · Provident Savings Bank
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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