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Property profile & analytics
OFF-MARKET
Estimated value
$8,300,000
Assisted living facilities
1061 Virginia St, Dunedin, FL 34698-7326
Entity Owned
2-yr Hold
Free & Clear
Property ID
US18-5547641
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1967
Construction
CONCRETE BLOCKS
Total area
26,521 SF
Lot
2.88 ac (125,509 SF)
APN
35-28-15-00000-120-0300
UPID
US18-5547641
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 Lakeside Oaks Medical Center Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.30M
Owner & transaction history
1061 Virginia St Lf Owner LLC · 2 yrs held
1061 Virginia St Lf Owner LLC
since 2023
Last sale
$8.1M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$11.0M
+49.6%
Apartment house (5+ units)
$9.7M
+32.5%
Neighborhood: shopping center
$7.4M
+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
$8,785,000
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)
$7,345,000
Current use
AUTO REPAIR, GARAGE
$10,980,000
Change: +50% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$9,730,000
Change: +32% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$7,360,000
Change: +0% · Conversion: Difficult
Blend value · Realmo final
$8.30M
Range $7.47M – $9.13M · ±10% · vs last sale $8.06M (Nov 7 2023)
Last sale anchor
$8.06M
Nov 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
$313 / 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
$26,166
Tax year 2023
Assessed value
$1,493,000
Assessed 2023
Previous assessed
$1,493,000
+0.0% YoY
Effective rate
1.75%
On assessed value
Land market value
$491,475
Improvement market value
$1,001,525
Total market value
$1,493,000
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
1967
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
AC.PACKAGE
Stories
1
Units
93
Bathrooms
31
Total area
26,521 SF
Lot
2.88 ac (125,509 SF)
APN
35-28-15-00000-120-0300
UPID
US18-5547641
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
$7.3M
AUTO REPAIR, GARAGE
Est. value
$11.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$9.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.4M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
1967
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
Yes
Stories
1
Units
93
Bathrooms
31
Lot
2.88 ac
Current owner
From public records · entity-resolved
1061 Virginia St Lf Owner LLC
Entity
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 7, 2023
$8,057,257
1061 Virginia St Lf Owner LLC
Fc Encore Dunedin LLC
Special Warranty Deed
—
Mar 27, 2019
—
Fc Encor Core Properties LLC
—
Grant Deed
related
$58,000,000 · Cibc Bk USA
Oct 11, 2006
—
Formation Portfolio I LLC
Formation Properties I LLC
Quit Claim Deed
related
—
Jan 15, 2002
—
Formation Properties II LLC
Beverly Health & Rehabilitatio
Trustees Deed
$12,500,000 · 4f Funding INC Trustee
Jan 15, 2002
$1,900
Formation Properties II LLC
Beverly Health & Rehabilitatio
Grant Deed
related
—
—
—
Fc Encore Core Properties LLC
—
Deed Of Trust
related
$479,000,000 · 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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