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Property profile & analytics
OFF-MARKET
Estimated value
$6,785,000
Assisted living facilities
18600 Highwoods Preserve Pkwy Tampa, FL 33647-1719
Entity Owned
4-yr Hold
Free & Clear
Property ID
US18-7642549
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2015
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
64,544 SF
Lot
10.18 ac (443,502 SF)
Zoning code
PD
APN
A1127199U7000000000010
UPID
US18-7642549
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
-
The Legacy at Highwoods Preserve Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.78M
Blend (final)
Blend
$6.79M
Owner & transaction history
Spectrum Sunshine State LLC · 4 yrs held
Spectrum Sunshine State LLC
since 2022
7 recorded transactions
Zoning & alternative use
PD · Tampa, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
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 - NMU16, NMU-24, NMU-35 • Planned Development - PD, PD-A Section 27-156, Table 4-1 What is a zoning lot? Lot, zoning: A lot or combination of lots shown on an application for a zoning comp…
Zone name
Planned Development
General category
PLANNED_DEVELOPMENT
Zone area
6,502.01 ac
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$10,365,000
Current use
Blend value · Realmo final
$6.79M
Range $6.11M – $7.46M · ±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
$105 / 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
$196,086
Tax year 2023
Assessed value
$9,568,400
Assessed 2023
Previous assessed
$9,996,400
-4.3% YoY
Effective rate
2.05%
On assessed value
Assessed land
$1,059,513
Assessed improvement
$8,508,887
Land market value
$1,059,513
Improvement market value
$8,508,887
Total market value
$9,568,400
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
2015
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Units
82
Total area
64,544 SF
Lot
10.18 ac (443,502 SF)
Zoning code
PD
APN
A1127199U7000000000010
UPID
US18-7642549
Jurisdiction
HILLSBOROUGH
Zoning & alternative use
PD · Tampa, FLZoning PD · permitted uses
PD · Tampa, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
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 - NMU16, NMU-24, NMU-35 • Planned Development - PD, PD-A Section 27-156, Table 4-1 What is a zoning lot? Lot, zoning: A lot or combination of lots shown on an application for a zoning compliance permit which together meet all applicable requirements for development. Sec
Zone name
Planned Development
General category
PLANNED_DEVELOPMENT
Zone area
6,502.01 ac
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$10.4M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
82
Lot
10.18 ac
Current owner
From public records · entity-resolved
Spectrum Sunshine State LLC
Entity
Free & Clear · 4 yrs held
Mailing address
901 N OLIVE AVE, WEST PALM BEACH, FL 33401-3711
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 25, 2022
—
Spectrum Sunshine State LLC
Highwoods Preserve Opco LLC
Deed
—
Sep 2, 2021
$11,375,000
Highwoods Preserve Acquisition LLC
Pinpoint Legacy At High Woods Prese
Special Warranty Deed
$8,850,000 · Thorofare Asset Based Lending Reit
Aug 4, 2020
—
Pinpoint Legacy At Highwoods P
—
Deed
related
$9,630,000 · Cadence Bk NA
Aug 30, 2019
—
Pinpoint Legacy At Highwoods P
—
Deed
related
$9,630,000 · Cadence Bk NA
Apr 8, 2019
—
Pinpoint Legacy At Highwoods P
—
Deed
related
$10,700,000 · Cadence Bk NA
Dec 11, 2018
—
Pinpoint Legacy At Highwoods P
—
Deed
related
$10,700,000 · Cadence Bk NA
Jun 4, 2018
—
Pinpoint Legacy At Highwoods P
—
Deed
related
$10,700,000 · Cadence Bk NA
May 31, 2017
—
Pinpoint Legacy Of Highwoods Pres
—
Deed
related
$10,700,000 · Cadence Bk
—
—
Pinpoint Legacy At Highwoods P
—
Loan Modification
related
$10,700,000 · Cadence Bk NA
—
—
Pinpoint Legacy At Highwoods P
—
Loan Modification
related
$10,700,000 · Cadence Bk NA
—
—
Pinpoint Legacy At Highwoods P
—
Loan Modification
related
$9,630,000 · Cadence Bk NA
—
—
Pinpoint Legacy Of Highwoods Pres
—
Loan Modification
related
$10,700,000 · Cadence Bk
—
—
Pinpoint Legacy At Highwoods P
—
Loan Modification
related
$10,700,000 · Cadence Bk NA
—
—
Pinpoint Legacy At Highwoods P
—
Loan Modification
related
$9,630,000 · Cadence Bk NA
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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