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Property profile & analytics
OFF-MARKET
Estimated value
$8,145,000
Assisted living facilities
518 Fletcher Ave Tampa, FL 33612-3419
Individually Owned
2-yr Hold
Free & Clear
Property ID
US18-3894820
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
50,028 SF
Lot
4.72 ac (205,733 SF)
Zoning code
PD
APN
U1228180TD000004000013
UPID
US18-3894820
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
-
Samantha Wyatt, CCC-SLP Physician
-
Maria Louise M. Tripi, DPT Medical Clinic
-
Gina V. Leffers, PTA Physician
-
Aspire at Fletcher Nursing Home Retirement Community
-
Mayette Leuzze Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.47M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.45M
Blend (final)
Blend
$8.15M
Owner & transaction history
518 West Fletcher Avenue Fl Owner L · 2 yrs held
518 West Fletcher Avenue Fl Owner L
since 2023
Last sale
$8.2M
4 recorded transactions
Zoning & alternative use
PD · Tampa, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$13.5M
+68.3%
Neighborhood: shopping center
$13.0M
+62.0%
Retail stores
$11.1M
+38.3%
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
$7,650,000
ML approach
$8,470,000
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)
$8,035,000
Current use
MEDICAL BUILDING
$13,525,000
Change: +68% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$13,015,000
Change: +62% · Conversion: Difficult
RETAIL STORES
$11,110,000
Change: +38% · Conversion: Difficult
OFFICE BUILDING
$10,555,000
Change: +31% · Conversion: Difficult
AUTO REPAIR, GARAGE
$9,655,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$8.15M
Range $7.33M – $8.96M · ±10% · vs last sale $8.23M (Sep 7 2023)
Last sale anchor
$8.23M
Sep 7 2023
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
$163 / 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
$72,890
Tax year 2023
Assessed value
$4,648,100
Assessed 2023
Previous assessed
$3,460,000
+34.3% YoY
Effective rate
1.57%
On assessed value
Assessed land
$2,058,029
Assessed improvement
$2,590,071
Land market value
$2,058,029
Improvement market value
$2,590,071
Total market value
$4,648,100
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
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
62
Rooms
62
Bathrooms
68
Total area
50,028 SF
Lot
4.72 ac (205,733 SF)
Zoning code
PD
APN
U1228180TD000004000013
UPID
US18-3894820
Jurisdiction
HILLSBOROUGH
Zoning & alternative use
PD · Tampa, FL
Zoning PD · permitted uses
PD · 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
$8.0M
MEDICAL BUILDING
Est. value
$13.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$13.0M
RETAIL STORES
Est. value
$11.1M
OFFICE BUILDING
Est. value
$10.6M
AUTO REPAIR, GARAGE
Est. value
$9.7M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
OFFICE BUILDING
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
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
62
Rooms
62
Bathrooms
68
Lot
4.72 ac
Current owner
From public records · entity-resolved
518 West Fletcher Avenue Fl Owner L
Individual
Free & Clear · 2 yrs held
Mailing address
885 3RD AVE FL #29, NEW YORK, NY 10022-4834
Ownership since
2023
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
Sep 7, 2023
$8,231,200
518 West Fletcher Avenue Fl Owner L
518 W Fletcher Ave Re LLC
Special Warranty Deed
—
Feb 22, 2023
$6,368,500
518 W Fletcher Ave Re LLC
Eclipse Decathlon Re Fletcher LLC
Special Warranty Deed
—
Mar 12, 2019
—
Eclipse Decathlon Prop LLC
—
Deed
related
$81,525,000 · White Oak
—
—
Eclipse Decathlon Prop LLC
—
Loan Modification
related
$81,525,000 · White Oak
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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