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Property profile & analytics
OFF-MARKET
Estimated value
$1,860,000
Assisted living facilities
10730 Us Hwy 1st 1, Sebastian, FL 32958-8419
Individually Owned
10-yr Hold
~
Est. High Equity
Property ID
US18-0488170
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2020
Construction
METAL FRAME
Total area
103,664 SF
Lot
7.39 ac (321,908 SF)
Zoning code
RM-6
APN
31-39-17-00004-0000-00000.3
UPID
US18-0488170
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
$1.86M
Owner & transaction history
Pleasantville Assisted Living · 10 yrs held
Pleasantville Assisted Living
since 2016
7 recorded transactions
Zoning & alternative use
RM-6 · Sebastian, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Sebastian submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sebastian 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)
$2,505,000
Current use
Blend value · Realmo final
$1.86M
Range $1.67M – $2.05M · ±10%
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
$18 / 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
$149,334
Tax year 2023
Assessed value
$8,785,308
Assessed 2023
Previous assessed
$8,792,549
-0.1% YoY
Effective rate
1.70%
On assessed value
Assessed land
$601,654
Assessed improvement
$8,183,654
Land market value
$601,654
Improvement market value
$8,183,654
Total market value
$8,785,308
Applied tax rate
1.0000
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
2020
Construction
METAL FRAME
Heating
NONE
Cooling
AC.PACKAGE
Units
123
Total area
103,664 SF
Lot
7.39 ac (321,908 SF)
Zoning code
RM-6
APN
31-39-17-00004-0000-00000.3
UPID
US18-0488170
Jurisdiction
INDIAN RIVER
Zoning & alternative use
RM-6 · Sebastian, FL
Zoning RM-6 · permitted uses
RM-6 · Sebastian, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sebastian. 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
$2.5M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
2020
Construction
METAL FRAME
Heating
NONE
Cooling
Yes
Units
123
Lot
7.39 ac
Current owner
From public records · entity-resolved
Pleasantville Assisted Living
Individual
Mailing address
1313 W BOYTON BCH BLVD STE STE STE #377, BOYNTON BEACH, FL 33426
Ownership since
2016
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
Mar 23, 2016
—
Pleasantville Assisted Living
Reflections Commercial LLC
Grant Deed
—
May 20, 2014
—
Oculina Bk
Reflections Commercial LLC
Warranty Deed
related
—
Dec 24, 2009
$380,000
Oculina Bank
Reflections Commercial LLC
Warranty Deed
—
Dec 31, 2004
$570,000
Reflections Commercial LLC
Reflections Of Sebastian LLC
Warranty Deed
related
$720,000 · Indian River National Bank
—
—
Reflections Commercial LLC
—
Deed Of Trust
related
$166,853 · Jean Marinaro
—
—
Reflections Commercial LLC
—
Deed Of Trust
related
$904,000 · Oculina Bank
—
—
Reflections On Of Indian Riv INC
—
Deed Of Trust
related
$336,927 · Kelly Marinaro
—
—
Pleasantville Assisted Living
—
Loan Modification
related
$19,401,357 · United Cmnty Bk
—
—
Reflections Commercial LLC
—
Deed Of Trust
related
$175,443 · Oculina Bank
—
—
Reflections Commercial LLC
—
Deed Of Trust
related
$54,323 · Dill & Evans Pl
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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