Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$6,025,000
Assisted living facilities
13806 46th St Tampa, FL 33613-4921
Entity Owned
1-yr Hold
Free & Clear
Property ID
US18-4686839
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1977
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
33,112 SF
Lot
4.81 ac (209,524 SF)
Zoning code
SPI-UC-3
APN
U042819ZZZ000001253500
UPID
US18-4686839
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
-
Dr. Amaryllis J. Ordonez, DDS Physician
-
Fairway Oaks Center Rehabilitation Center Nursing Home
-
Allison Callahan, PTA Physician
-
Maricia Cole Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.34M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.40M
Blend (final)
Blend
$6.03M
Owner & transaction history
Fairway Oaks Center LLC · 1 yrs held
Fairway Oaks Center LLC
since 2025
7 recorded transactions
Zoning & alternative use
SPI-UC-3 · Tampa, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$9.0M
+68.3%
Neighborhood: shopping center
$8.6M
+62.0%
Office building
$7.9M
+47.7%
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 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
$6,340,000
ML approach
$6,335,000
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)
$5,315,000
Current use
MEDICAL BUILDING
$8,950,000
Change: +68% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$8,615,000
Change: +62% · Conversion: Difficult
OFFICE BUILDING
$7,850,000
Change: +48% · Conversion: Difficult
RETAIL STORES
$7,350,000
Change: +38% · Conversion: Difficult
AUTO REPAIR, GARAGE
$6,390,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$6.03M
Range $5.42M – $6.63M · ±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
$182 / 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
$69,112
Tax year 2023
Assessed value
$3,893,400
Assessed 2023
Previous assessed
$3,605,800
+8.0% YoY
Effective rate
1.78%
On assessed value
Assessed land
$1,044,393
Assessed improvement
$2,849,007
Land market value
$1,044,393
Improvement market value
$2,849,007
Total market value
$3,893,400
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
1977
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
60
Rooms
60
Total area
33,112 SF
Lot
4.81 ac (209,524 SF)
Zoning code
SPI-UC-3
APN
U042819ZZZ000001253500
UPID
US18-4686839
Jurisdiction
HILLSBOROUGH
Zoning & alternative use
SPI-UC-3 · Tampa, FL
Zoning SPI-UC-3 · permitted uses
SPI-UC-3 · Tampa, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Tampa. 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
$5.3M
MEDICAL BUILDING
Est. value
$9.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.6M
OFFICE BUILDING
Est. value
$7.9M
RETAIL STORES
Est. value
$7.4M
AUTO REPAIR, GARAGE
Est. value
$6.4M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
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
1977
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
60
Rooms
60
Lot
4.81 ac
Current owner
From public records · entity-resolved
Fairway Oaks Center LLC
Entity
Free & Clear · 1 yrs held
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 2, 2025
—
Fairway Oaks Center LLC
Opis IV Lease Holdings LLC
Deed
—
Jul 15, 2021
$4,570,000
Fairway Oaks Property Holdings LLC
Esclipse Opis Re Fairway LLC
Special Warranty Deed
related
$2,800,000 · Vnb New York LLC
Mar 16, 2019
—
Eclipse Opis Properties LLC
—
Loan Modification
related
$86,000,000 · Wo Healthco-3 LLC
May 8, 2014
$6,832,000
Eclipse Opis Re Fairway LLC
Pentathlon Re Fairway LLC
Grant Deed
$301,000 · General Elec Cap
Dec 11, 2012
$5,776,800
Pentathlon Re Fairway LLC
Diamond Senior Living II LLC
Deed Of Trust
$86,000,000 · General Electric Capital Corp
May 23, 2003
$1,954,100
Formation Properties LLC
Genesis Eldercare Properties
Grant Deed
—
Oct 12, 2001
—
Genesis Eldercare Properties
Mellon Financial Service Corp
Quit Claim Deed
related
—
Jul 29, 1996
$2,700,000
Mellon Financial Services Corpor
National Health
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 13806 46th St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
