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Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Assisted living facilities
110 Frankford Ave Lubbock, TX 79416-1426
Individually Owned
9-yr Hold
~
Est. High Equity
Property ID
US82-2881228
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1992
Total area
39,770 SF
Lot
8.47 ac (368,946 SF)
Zoning code
17
APN
R48959
UPID
US82-2881228
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
-
Vitality Living Shadow Hills Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$730k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$523k
Blend (final)
Blend
$625k
Owner & transaction history
S-h Forty-nine Propco-shadow H · 9 yrs held
S-h Forty-nine Propco-shadow H
since 2017
7 recorded transactions
Zoning & alternative use
17 · Lubbock, TX
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 Lubbock submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lubbock 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
$730,000
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)
$860,000
Current use
Blend value · Realmo final
$625k
Range $563k – $688k · ±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
$16 / 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
$40,834
Tax year 2023
Assessed value
$1,950,000
Assessed 2024
Previous assessed
$2,210,000
-11.8% YoY
Effective rate
2.09%
On assessed value
Assessed land
$553,419
Assessed improvement
$1,396,581
Land market value
$553,419
Improvement market value
$1,396,581
Total market value
$1,950,000
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
1992
Heating
NONE
Total area
39,770 SF
Lot
8.47 ac (368,946 SF)
Zoning code
17
APN
R48959
UPID
US82-2881228
Jurisdiction
LUBBOCK
Zoning & alternative use
17 · Lubbock, TX
Zoning 17 · permitted uses
17 · Lubbock, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lubbock. 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
$860,000
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
1992
Heating
NONE
Lot
8.47 ac
Current owner
From public records · entity-resolved
S-h Forty-nine Propco-shadow H
Individual
Mailing address
1920 MAIN ST STE #1200, IRVINE, CA 92614-7230
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
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
Jan 27, 2017
—
S-h Forty-nine Propco-shadow H
S-h Forty-nine Properties LLC
Quit Claim Deed
related
$229,320,000 · Grandbridge R/e Cap
Jan 26, 2017
—
Overlie Family Trust
Overlie,paul A & Candace B
Quit Claim Deed
related
—
Aug 20, 2014
—
S-h Forty-nine Properties LLC
Hcp Sh Elp2 Properties LLC
Grant Deed
related
—
May 18, 2006
—
J Gullicksons Cottage Vlg LLC
Lubbock Assisted Living
Grant Deed
related
—
Apr 10, 2006
—
Owner Name Unavailable
Lubbock Assisted Living LP
Warranty Deed
related
—
Mar 2, 2006
—
Owner Name Unavailable
Lubbock Assisted Living LP
Warranty Deed
related
—
—
—
Lubbock Assisted Living LP
—
Loan Modification
related
$2,765,000 · Plains Capital Bank
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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