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Property profile & analytics
OFF-MARKET
Estimated value
$1,085,000
Assisted living facilities
1260 City Ctr Dr Carmel, IN 46032-3810
Entity Owned
Free & Clear
Property ID
US31-2929708
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2020
Construction
TYPE NOT SPECIFIED
Total area
46,517 SF
Lot
4.74 ac (206,474 SF)
APN
29-09-35-000-022.000-018
UPID
US31-2929708
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
-
Indianapolis Rehabilitation Hospital Hospital
-
KAMRAN R QURAISHI Physician
-
Zulfiqar Ali Mirza Physician
-
Grace Horrall Physician
-
STEVEN EDWARD DUGAN Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.09M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.09M
Owner & transaction history
Irf2 In In LLC
Irf2 In In LLC
since 2025
6 recorded transactions
Zoning & alternative use
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 Carmel submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Carmel 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
$1,085,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.09M
Range $977k – $1.19M · ±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
$23 / 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
$186,607
Tax year 2023
Assessed value
$9,252,600
Assessed 2023
Previous assessed
$9,252,600
+0.0% YoY
Effective rate
2.02%
On assessed value
Assessed land
$1,242,000
Assessed improvement
$8,010,600
Land market value
$1,242,000
Improvement market value
$8,010,600
Total market value
$9,252,600
Applied tax rate
18.0000
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
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Total area
46,517 SF
Lot
4.74 ac (206,474 SF)
APN
29-09-35-000-022.000-018
UPID
US31-2929708
Jurisdiction
HAMILTON
Zoning & alternative use
Zoning · permitted uses
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
2020
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Lot
4.74 ac
Current owner
From public records · entity-resolved
Irf2 In In LLC
Entity
Free & Clear · 0 yrs held
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 6, 2025
$34,950,369
Irf2 In In LLC
Nec Indianapolis LP
Special Warranty Deed
—
Nov 27, 2019
—
Nec Indianapolis LP
—
Deed
related
$17,175,000 · Union Bk&tr
Oct 30, 2019
$1,198,500
Nec Indianapolis LP
Kd Investment Group LLC
Grant Deed
—
Apr 18, 2019
—
Kd Investment Group LLC
Kd Investment Group LLC
Quit Claim Deed
related
—
Apr 24, 2013
—
Kd Investment Group LLC
Washington Natl Ins Co
Grant Deed
related
—
—
—
Nec Indianapolis LP
—
Deed Of Trust
related
$17,175,000 · Union Bk&tr
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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