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Property profile & analytics
OFF-MARKET
Estimated value
$1,200,000
Assisted living facilities
725 Edgewater Dr Dunedin, FL 34698-6947
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US18-4509943
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1904
Construction
FRAME
Total area
4,126 SF
Lot
0.26 ac (11,408 SF)
APN
34-28-15-97722-000-0010
UPID
US18-4509943
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
-
Heather Haven Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.20M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.16M
Blend (final)
Blend
$1.20M
Owner & transaction history
Selviye Tzekas · 2 yrs held
Selviye Tzekas
since 2024
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.7M
+49.6%
Neighborhood: shopping center
$1.1M
+0.3%
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 Dunedin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Dunedin 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
$1,200,000
ML approach
$1,200,000
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)
$1,140,000
Current use
AUTO REPAIR, GARAGE
$1,710,000
Change: +50% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,145,000
Change: +0% · Conversion: Difficult
Blend value · Realmo final
$1.20M
Range $1.08M – $1.32M · ±10% · vs last sale $1.20M (Feb 7 2024)
Last sale anchor
$1.20M
Feb 7 2024
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
$291 / 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
$8,412
Tax year 2023
Assessed value
$480,000
Assessed 2023
Previous assessed
$480,000
+0.0% YoY
Effective rate
1.75%
On assessed value
Land market value
$297,464
Improvement market value
$182,536
Total market value
$480,000
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
1904
Construction
FRAME
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Units
19
Bathrooms
5
Total area
4,126 SF
Lot
0.26 ac (11,408 SF)
APN
34-28-15-97722-000-0010
UPID
US18-4509943
Jurisdiction
PINELLAS
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
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1904
Construction
FRAME
Heating
CENTRAL
Cooling
Yes
Stories
2
Units
19
Bathrooms
5
Lot
0.26 ac
Current owner
From public records · entity-resolved
Selviye Tzekas
Individual
Mailing address
221 MAIN ST, DUNEDIN, FL 34698-5731
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 7, 2024
$1,200,000
Selviye Tzekas
Stirling House 1 Realty LLC
Special Warranty Deed
—
Apr 26, 2022
$1,160,000
Stirling House 1 Realty LLC
Hpg Fl Dunedin Edgewater Drive LLC
Special Warranty Deed
—
Jul 6, 2020
—
Hpg Fl Dunedin Edgewater Drive
—
Deed
related
$18,075,000 · Cibc Bk USA
May 8, 2020
$1,496,300
Hpg Fl Dunedin Edgewater Drive LLC
Heather Haven INC
Special Warranty Deed
$13,500,000 · Cibc Bank USA
Jan 25, 2018
—
Heather Haven INC
Hames II Of Pinellas INC
Warranty Deed
—
—
—
Heather Haven INC
—
Deed Of Trust
related
$311,750 · Bank Of America
—
—
Hpg Fl Dunedin Edgewater Drive
—
Loan Modification
related
$18,075,000 · Cibc Bk USA
—
—
Heather Heaven INC
—
Deed Of Trust
related
$200,000 · Wills Trust
—
—
Heather Heaven INC
—
Deed Of Trust
related
$100,000 · Wills Trust
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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