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Property profile & analytics
OFF-MARKET
Estimated value
$1,465,000
Assisted living facilities
1101 Gdn Plz Dr Florissant, MO 63033-2269
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US48-3299036
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2011
Construction
FRAME
Total area
55,141 SF
Lot
12.16 ac (529,733 SF)
Zoning code
24R4
APN
08J-6-2-084-7
UPID
US48-3299036
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
-
HealthBridge Residential Solutions Rehabilitation Center
-
Garden Plaza of Florissant Nursing Home Retirement Community
-
The Bridge at Florissant Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.26M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.67M
Blend (final)
Blend
$1.47M
Owner & transaction history
Fields Of Florissant LLC · 1 yrs held
Fields Of Florissant LLC
since 2025
7 recorded transactions
Zoning & alternative use
24R4 · Florissant, MO
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 Florissant submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Florissant 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
$1,255,000
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)
$1,480,000
Current use
Blend value · Realmo final
$1.47M
Range $1.32M – $1.61M · ±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
$27 / 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
$221,594
Tax year 2023
Assessed value
$2,936,770
Assessed 2023
Previous assessed
$1,800,820
+63.1% YoY
Effective rate
7.55%
On assessed value
Assessed land
$85,500
Assessed improvement
$2,851,270
Land market value
$450,000
Improvement market value
$15,006,700
Total market value
$15,456,700
Applied tax rate
111.0000
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
2011
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
3
Stories
3
Units
90
Rooms
6
Bathrooms
6
Total area
55,141 SF
Lot
12.16 ac (529,733 SF)
Zoning code
24R4
APN
08J-6-2-084-7
UPID
US48-3299036
Jurisdiction
ST LOUIS
Zoning & alternative use
24R4 · Florissant, MO
Zoning 24R4 · permitted uses
24R4 · Florissant, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Florissant. 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
$1.5M
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
2011
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
3
Units
90
Rooms
6
Bathrooms
6
Lot
12.16 ac
Current owner
From public records · entity-resolved
Fields Of Florissant LLC
Entity
Mailing address
1101 GDN PLZ DR, FLORISSANT, MO 63033-2269
Ownership since
2025
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
May 7, 2025
$4,500,000
Fields Of Florissant LLC
Florissant Real Estate Investors II
Special Warranty Deed
$7,000,000 · Wfp Income Fund Reit LLC
Apr 23, 2021
—
Florissant Real Estate Investors II
—
Deed
related
$16,492,500 · Gershman Investment Corp
Aug 5, 2019
—
Florissant R & E Invtrs II LLC
—
Deed
related
$1,786,500 · Gershman Inv
Sep 30, 2010
—
Florissant R/e Invtrs II LLC
Florissant R/e Invtrs LLC
Quit Claim Deed
$17,865,000 · Gershman Investment Corp
Aug 18, 2009
—
Florissant R/e Invtrs LLC
—
Deed Of Trust
related
$1,325,000 · Heartland Bank
Mar 15, 2007
$2,700,000
Florissant R/e Invtrs LLC
Metro St Louis Property LLC
Grant Deed
$2,650,000 · Heartland Bank
—
—
Florissant R & E Invtrs II LLC
—
Loan Modification
related
$1,786,500 · Gershman Inv
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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