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    Former Assisted Living Facility Title is generated by Realmo AI

    201 ROSEFIELD AVENUE, Leesburg, FL 34748

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    For Sale
    $670,000

    20-bed facility in Downtown Leesburg, FL, ready for boarding house.

    Type:Commercial/Industrial
    Property size:
    3,465 SF
    Lot size:
    0.20 Acres
    Price / SF:
    $193/SF
    Added:
    Mar 12, 2026
    Days on Market:
    68
    Last Refresh:
    Apr 6 at 3:03 am

    Property Features for 201 ROSEFIELD AVENUE

    General Information

    Standard status
    Active
    Size
    3,465 SF
    Lot size
    0.20 Acres
    Property subtype
    Commercial/Industrial

    Building Details

    Year Built
    1958

    We can help!

    Listing Contact
    Ayesha Verma
    Ayesha Verma

    Listing agent Ayesha Verma License #3531226

    Listing office KELLER WILLIAMS REALTY AT THE PARKS

    Listing date Mar 12, 2026

    Source Exitrealty

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of KELLER WILLIAMS REALTY AT THE PARKS

    HighLights

    • Approved for room and boarding (up to 19 residents) and assisted living (up to 20 residents).
    • Renovated property, ready to be used as a boarding house.
    • Potential for various uses (foster home, daycare, etc.) pending city approval.
    • Low overhead costs as boarding houses are not licensed.
    • Located in Downtown Leesburg, FL.
    • Built in 1958.

    Overview

    This property, formerly a 20-bed assisted living facility, is located in Downtown Leesburg, FL. It is approved for a room and boarding house for up to 19 residents and assisted living for up to 20 residents. The current owners have renovated the 3,465 square foot property and are preparing it to be used as a boarding house. The City of Leesburg has indicated that opening the boarding house will require the addition of 7 parking spaces. Other possible uses, subject to verification with the City of Leesburg, include foster home, daycare, halfway house, independent living, memory care, and APD Group Home. Boarding houses are not licensed and have minimal overhead costs. Residents would rent private or shared rooms for a fixed monthly cost, sharing common spaces, bathrooms, outdoor areas, and laundry facilities. Monthly fees typically cover utilities, cable TV, phone, and cleaning of common areas, with residents responsible for cleaning their own spaces. Continental breakfast is typically included, with the option to offer daily dinner service. Prospective buyers are advised to verify all permits, market rents, approvals, regulations, parking, capacity increases, allowed use, zoning, financials, pro-formas, applied add-backs, and other relevant factors for their intended use during the due diligence period.

    Financial Insights

    Value Estimation Calculated for Apartment 5plus

    Conservative
    $472.8K
    NOI $42,551 @ 9.00% cap · cautious / downside scenario
    Moderate
    $607.9K
    NOI $42,551 @ 7.00% cap · market / base-case scenario
    Aggressive
    $851.0K
    NOI $42,551 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    Vacancy
    income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
    EGI (Effective Gross Income)
    gross rent minus vacancy losses — the realistic income before paying operating costs.
    OpEx (Operating Expenses)
    recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
    NOI (Net Operating Income)
    income a property generates after operating costs but before financing and taxes.
         Calculated for Apartment 5plus

    Component $ $/SF
    Gross rent $82.7k $23.88
    − Vacancy −$5.4k −$1.55
    EGI $77.4k $22.33
    − OpEx −$34.8k −$10.05
    NOI $42.6k $12.28
    3,465 SF · lease $23.88/SF/yr · vacancy 6.50% · expense 45.00%

    Alternative Use Scenarios

    Best Use
    Apartment 5plus
    $607.9K
    $531.9K – $709.2K (±1% cap)
    NOI $42,551 @ 7.0% cap · market cap 6.35%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $986.0K
    $862.8K – $1.15M (±1% cap)
    NOI $69,023 @ 7.0% cap · market cap 10.30%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Shady Lane Retirement ... Nursing Home Rosefield Commons Boarding ... Hotel & Motel

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Hotel & Motel

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Wedgewood Community — 107 perkins st # 7, leesburg, fl 34748
    • Vista Lake Assisted Living — 700 S Lake St, Leesburg, FL 34748
    • CARE DIVERSIFIED OF LAKE COUNTY — 1312 Sumter St, Leesburg, FL 34748
    • Heidi's Haven Assisted Living Facility — 1205 Bonaire Dr, Leesburg, FL 34748
    • Heidi's Haven — 1205 Bonaire Dr, Leesburg, FL 34748

    Location Insight

    • Map
    • Local Demand
    City
    Leesburg
    County
    Lake
    State
    Florida
    Longitude
    -81.8759
    Latitude
    28.8148

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    FAQs

    What type of property is this?
    Assisted living facility - 20-bed facility in Downtown Leesburg, FL, ready for boarding house.
    Where is this assisted living facility located?
    The property is located at 201 ROSEFIELD AVENUE Leesburg, FL.
    What is the asking price?
    The asking price for this property is $670,000.
    What are key features of this property?
    This property features: Approved for room and boarding (up to 19 residents) and assisted living (up to 20 residents).; Renovated property, ready to be used as a boarding house.; Potential for various uses (foster home, daycare, etc.) pending city approval.
    (407) 629-4420
    We can help!
    Listing Contact
    Ayesha Verma
    Ayesha Verma
    Real Estate License ID: 3531226
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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