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Property profile & analytics
OFF-MARKET
Estimated value
$7,860,000
Assisted living facilities
650 Lk Howard Drnw Winter Haven, FL 33881-3162
Entity Owned
~
Est. High Equity
Property ID
US18-4280271
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1979
Total area
84,314 SF
Lot
1.79 ac (78,147 SF)
APN
262820567500000041
UPID
US18-4280271
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.86M
Owner & transaction history
650 N Lake Howard LLC
650 N Lake Howard LLC
since 2025
Last sale
$8.3M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$12.0M
+20.7%
Retail stores
$12.0M
+20.3%
Warehouse, storage
$11.2M
+12.4%
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 Winter Haven submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winter Haven 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)
$9,945,000
Current use
MEDICAL BUILDING
$12,005,000
Change: +21% · Conversion: Difficult
RETAIL STORES
$11,960,000
Change: +20% · Conversion: Difficult
WAREHOUSE, STORAGE
$11,180,000
Change: +12% · Conversion: Difficult
AUTO REPAIR, GARAGE
$11,025,000
Change: +11% · Conversion: Difficult
Blend value · Realmo final
$7.86M
Range $7.07M – $8.65M · ±10% · vs last sale $8.31M (Dec 22 2025)
Last sale anchor
$8.31M
Dec 22 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
$93 / 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
$197,974
Tax year 2023
Assessed value
$10,375,909
Assessed 2023
Previous assessed
$9,673,645
+7.3% YoY
Effective rate
1.91%
On assessed value
Assessed land
$296,989
Assessed improvement
$10,078,920
Land market value
$296,989
Improvement market value
$10,078,920
Total market value
$10,375,909
Applied tax rate
92,410.0000
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
1979
Heating
NONE
Buildings
2
Stories
11
Units
1
Total area
84,314 SF
Lot
1.79 ac (78,147 SF)
APN
262820567500000041
UPID
US18-4280271
Jurisdiction
POLK
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$9.9M
MEDICAL BUILDING
Est. value
$12.0M
RETAIL STORES
Est. value
$12.0M
WAREHOUSE, STORAGE
Est. value
$11.2M
AUTO REPAIR, GARAGE
Est. value
$11.0M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
RETAIL STORES
WAREHOUSE, STORAGE
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
1979
Heating
NONE
Stories
11
Buildings
2
Units
1
Lot
1.79 ac
Current owner
From public records · entity-resolved
650 N Lake Howard LLC
Entity
Mailing address
1505 S HOWARD AVE, TAMPA, FL 33606-3127
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 22, 2025
$8,309,700
650 N Lake Howard LLC
Bre Rook Sh Lake Howard Heights LLC
Special Warranty Deed
$7,050,000 · Optimumbank
Mar 13, 2017
$18,600,000
Bre Rook Sh Lk Howard Hts LLC
Welltower INC
Grant Deed
—
Jul 2, 2014
$73,696
Health Care Reit INC
Wsl Lake Howard Investors V Ll
Grant Deed
—
Oct 1, 2008
—
Wsl Lake Howard Invtrs V LLC
—
Deed Of Trust
related
$27,145,000 · Barclays Capital R E INC
Apr 23, 2007
$5,734,800
Wsl Lake Howard Invtrs V LLC
Wellstone Retirement Cmntys 1
Deed Of Trust
related
$27,145,000 · Barclays Capital R E INC
Dec 14, 2005
$7,070,000
Retirement Cmntys I Wellstone
Senior Housing Services INC
Deed Of Trust
related
$100,000,000 · General Electric Capital Corp
May 5, 2004
$3,925,000
Wellstone Housing Corp
Riverwood Retirement Managemen
Grant Deed
—
May 5, 2004
$4,905,000
Senior Housing Services INC
Wellstone Housing Corp
Grant Deed
$6,000,000 · Cornerstone Ministries Inv INC
—
—
Wsl Lake Howard Invtrs V LLC
—
Deed Of Trust
related
$16,000,000 · Midcap Financial LLC
—
—
Wsl Lake Howard Invtrs V LLC
—
Deed Of Trust
related
$16,475,000 · Compass 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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