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Property profile & analytics
OFF-MARKET
Estimated value
$11,680,000
Assisted living facilities
10040 Hillview Dr Pensacola, FL 32514-5499
Entity Owned
2-yr Hold
Free & Clear
Property ID
US18-5333314
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1983
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
47,186 SF
Lot
3.66 ac (159,430 SF)
Zoning code
HDR
APN
05-1S-30-0101-000-004
UPID
US18-5333314
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
-
Aspire at University Hills Rehabilitation Center Medical Center
-
Independence Living Centers Association / Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.76M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$11.68M
Owner & transaction history
10040 Hillview Rd Fl Owner LLC · 2 yrs held
10040 Hillview Rd Fl Owner LLC
since 2023
Last sale
$13.8M
7 recorded transactions
Zoning & alternative use
HDR · Pensacola, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$14.8M
+59.9%
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 Pensacola submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pensacola 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
$11,370,000
ML approach
$7,755,000
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)
$9,225,000
Current use
RESTAURANT
$14,755,000
Change: +60% · Conversion: Difficult
Blend value · Realmo final
$11.68M
Range $10.51M – $12.85M · ±10% · vs last sale $13.80M (Nov 8 2023)
Last sale anchor
$13.80M
Nov 8 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
$248 / 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
$48,248
Tax year 2023
Assessed value
$3,451,927
Assessed 2023
Previous assessed
$3,347,546
+3.1% YoY
Effective rate
1.40%
On assessed value
Assessed land
$475,800
Assessed improvement
$2,976,127
Land market value
$475,800
Improvement market value
$2,976,127
Total market value
$3,451,927
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
1983
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
60
Bathrooms
49
Total area
47,186 SF
Lot
3.66 ac (159,430 SF)
Zoning code
HDR
APN
05-1S-30-0101-000-004
UPID
US18-5333314
Jurisdiction
ESCAMBIA
Zoning & alternative use
HDR · Pensacola, FL
Zoning HDR · permitted uses
HDR · Pensacola, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pensacola. 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
$9.2M
RESTAURANT
Est. value
$14.8M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RESTAURANT
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
1983
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
60
Bathrooms
49
Lot
3.66 ac
Current owner
From public records · entity-resolved
10040 Hillview Rd Fl Owner LLC
Entity
Free & Clear · 2 yrs held
Mailing address
885 3RD AVE FL, 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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 8, 2023
$13,800,000
10040 Hillview Rd Fl Owner LLC
Fc Encore Pensacola LLC
Special Warranty Deed
—
Jan 11, 2017
$1,200,000
Edge Uwf Owner LP
Edge Uwf I LLC
Grant Deed
—
Dec 29, 2016
—
Lve Master Tenant 4 LLC
—
Deed
related
$7,968,200 · Keybank USA
Dec 28, 2016
$5,643,100
Fc Encore Pensacola LLC
Fc Encore Core Properties LLC
Grant Deed
—
Oct 11, 2006
—
Formation Portfolio I LLC
Formation Properties I LLC
Quit Claim Deed
—
Jan 15, 2002
$2,175,100
Formation Properties LLC
Beverly Enterprises Florida In
Grant Deed
$100,000,000 · Salomon Brothers Realty Corp
—
—
Lve Master Tenant 4 LLC
—
Deed Of Trust
related
$7,968,200 · Keybank USA
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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