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Property profile & analytics
OFF-MARKET
Estimated value
$455,000
Assisted living facilities
10845 Gem St Crystal River, FL 34428-6682
Entity Owned
21-yr Hold
~
Est. High Equity
Property ID
US18-2101642
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1981
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
20,439 SF
Lot
2.05 ac (89,472 SF)
Zoning code
RUR RURAL RESIDENTIAL
APN
17E-17S-32-4C000-001.0
UPID
US18-2101642
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
-
The Gardens Assisted Living Facility & Memory Care Nursing Home Retirement Community
-
River Oaks Extended Care Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$600k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$455k
Owner & transaction history
Dos Of Crystal River LLC · 21 yrs held
Dos Of Crystal River LLC
since 2005
5 recorded transactions
Zoning & alternative use
RUR RURAL RESIDENTIAL · Crystal River, 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 Crystal River submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Crystal River 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
$600,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$455k
Range $410k – $501k · ±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
$22 / 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
$24,167
Tax year 2023
Assessed value
$1,420,857
Assessed 2023
Previous assessed
$1,406,145
+1.0% YoY
Effective rate
1.70%
On assessed value
Assessed land
$41,060
Assessed improvement
$1,379,797
Land market value
$41,060
Improvement market value
$1,379,797
Total market value
$1,420,857
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
1981
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
YES
Stories
1
Bathrooms
47
Total area
20,439 SF
Lot
2.05 ac (89,472 SF)
Zoning code
RUR RURAL RESIDENTIAL
APN
17E-17S-32-4C000-001.0
UPID
US18-2101642
Jurisdiction
CITRUS
Zoning & alternative use
RUR RURAL RESIDENTIAL · Crystal River, FLZoning RUR RURAL RESIDENTIAL · permitted uses
RUR RURAL RESIDENTIAL · Crystal River, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1981
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
47
Lot
2.05 ac
Current owner
From public records · entity-resolved
Dos Of Crystal River LLC
Entity
Mailing address
7735 NW 146TH ST STE #204, MIAMI LAKES, FL 33016-1582
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 4, 2019
—
Dos Of Crystal River LLC
—
Loan Modification
related
$25,000,000 · Popular Bk
Mar 30, 2005
$1,050,000
Dos Of Crystal River LLC
Wachovia Bank NA
Grant Deed
$990,000 · Mardel Dev Corp
Aug 4, 2004
$1,000
Southtrust Bank
River Oaks Assisted Living Fac
Trustees Deed
related
—
Jul 19, 2004
$1,000
Southtrust Bank
River Oaks Assisted Living Fac
Trustees Deed
related
—
—
—
Dos Of Crystal River LLC
—
Deed Of Trust
related
$1,000,000 · Ltc Props INC
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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