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Property profile & analytics
OFF-MARKET
Estimated value
$805,000
Bars & Pubs
1213 Waters Ave Tampa, FL 33604-2847
Entity Owned
~
Est. High Equity
Property ID
US19-0425244
Property profile
Verified
Property type
Bars & Pubs
Use group
NIGHTCLUB (COCKTAIL LOUNGE)
Year built
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,420 SF
Lot
0.45 ac (19,630 SF)
Zoning code
CG
APN
A2328183E9000001000050
UPID
US19-0425244
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
-
pupusazon Restaurant
-
Lowry Parcade Bar & Pub
-
8 Bit Bytes Tampa Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$769k
Blend (final)
Blend
$805k
Owner & transaction history
Waters And Willow Holdings LLC
Waters And Willow Holdings LLC
since 2025
Last sale
$824,000
6 recorded transactions
Zoning & alternative use
CG · Tampa, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
as allowed by the code. Categories of zoning districts • Single family - RS-150, RS-100, RS-75, RS-60, RS-50 • Multiple family - RM-75, RM-50, RM-24, RM-18, RM-16, RM-12 • Office - RO, RO-1, OP , OP-1 • Commercial - CI, CG, CN • Industrial - IH, IG • M-AP - M-AP 1 through 4 • Ybor City - YC 1 through 8 • CBD - CBD 1 and 2 • Channel District - CD 1 and 2 • Se…
Zone name
Commercial General
General category
COMMERCIAL
Zone area
2,185.22 ac
Top alternative use upside
Medical building
$925,000
+26.8%
Neighborhood: shopping center
$890,000
+22.1%
Office building
$805,000
+10.3%
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 Tampa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tampa 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
NIGHTCLUB (COCKTAIL LOUNGE)
$730,000
Current use
MEDICAL BUILDING
$925,000
Change: +27% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$890,000
Change: +22% · Conversion: Difficult
OFFICE BUILDING
$805,000
Change: +10% · Conversion: Difficult
AUTO REPAIR, GARAGE
$660,000
Change: -9% · Conversion: Difficult
COMMERCIAL (GENERAL)
$650,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$805k
Range $725k – $886k · ±10% · vs last sale $824k (May 1 2025)
Last sale anchor
$824k
May 1 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
$235 / 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
$8,744
Tax year 2023
Assessed value
$439,816
Assessed 2023
Previous assessed
$396,998
+10.8% YoY
Effective rate
1.99%
On assessed value
Assessed land
$235,560
Assessed improvement
$204,256
Land market value
$235,560
Improvement market value
$204,256
Total market value
$439,816
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
Bars & Pubs
Use group
NIGHTCLUB (COCKTAIL LOUNGE)
Status
Off-Market
Year built
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
5
Rooms
5
Bathrooms
3
Total area
3,420 SF
Lot
0.45 ac (19,630 SF)
Zoning code
CG
APN
A2328183E9000001000050
UPID
US19-0425244
Jurisdiction
HILLSBOROUGH
Zoning & alternative use
CG · Tampa, FLZoning CG · permitted uses
CG · Tampa, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
as allowed by the code. Categories of zoning districts • Single family - RS-150, RS-100, RS-75, RS-60, RS-50 • Multiple family - RM-75, RM-50, RM-24, RM-18, RM-16, RM-12 • Office - RO, RO-1, OP , OP-1 • Commercial - CI, CG, CN • Industrial - IH, IG • M-AP - M-AP 1 through 4 • Ybor City - YC 1 through 8 • CBD - CBD 1 and 2 • Channel District - CD 1 and 2 • Seminole Heights - SH-RS, SH-RSA, SH-RM, SH-CG, SH-CI • Neighborhood Mixed Use - NMU
Zone name
Commercial General
General category
COMMERCIAL
Zone area
2,185.22 ac
Alternative use value scenarios
Repositioning upside vs current use
NIGHTCLUB (COCKTAIL LOUNGE) Current
Est. value
$730,000
MEDICAL BUILDING
Est. value
$925,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$890,000
OFFICE BUILDING
Est. value
$805,000
AUTO REPAIR, GARAGE
Est. value
$660,000
COMMERCIAL (GENERAL)
Est. value
$650,000
NIGHTCLUB (COCKTAIL LOUNGE) Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
5
Rooms
5
Bathrooms
3
Lot
0.45 ac
Current owner
From public records · entity-resolved
Waters And Willow Holdings LLC
Entity
Mailing address
6803 CHARLOTTE HBR WAY, TAMPA, FL 33625-3772
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 1, 2025
$824,000
Waters And Willow Holdings LLC
Earl Edsel Boggs
Special Warranty Deed
$420,350 · Cogent Bank
Jul 26, 2019
$100
Earl E Boggs
Boggs,ashley S P
Quit Claim Deed
related
—
Feb 7, 2017
—
Ashley S P Boggs
—
Deed
related
$48,225 · Regions Bk
Dec 21, 2006
$100,000
Boggs,ashley S P
Boggs,earl E
Warranty Deed
related
$100,000 · Regions Bk/fayette
—
—
Ashley S P Boggs
—
Loan Modification
related
$48,225 · Regions Bk
—
—
Earl E Boggs
—
Deed Of Trust
related
$125,000 · Harry M Hobbs Pst
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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