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Property profile & analytics
OFF-MARKET
Estimated value
$5,210,000
Assisted living facilities
132 Hvn Dr Indiana, PA 15701-3553
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US73-4559806
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1907
Total area
46,046 SF
Lot
6.22 ac (270,943 SF)
APN
42-015-132.07
UPID
US73-4559806
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
-
Rosehaven Personal Care Home Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.89M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.21M
Owner & transaction history
501 Alexandria Street LLC · 2 yrs held
501 Alexandria Street LLC
since 2023
Last sale
$5.2M
2 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 Indiana submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Indiana 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
$5,235,000
ML approach
$4,890,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$6,985,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$5,300,000
Change: 0% · Conversion: Difficult
RESTAURANT
$5,290,000
Change: 0% · Conversion: Difficult
MEDICAL BUILDING
$4,490,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$4,065,000
Change: 0% · Conversion: Difficult
WAREHOUSE, STORAGE
$3,345,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$5.21M
Range $4.69M – $5.73M · ±10% · vs last sale $5.20M (Aug 28 2023)
Last sale anchor
$5.20M
Aug 28 2023
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
$113 / 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
$42,907
Tax year 2023
Assessed value
$2,117,300
Assessed 2023
Previous assessed
$2,117,300
+0.0% YoY
Effective rate
2.03%
On assessed value
Assessed land
$384,400
Assessed improvement
$1,732,900
Land market value
$384,400
Improvement market value
$1,732,900
Total market value
$2,117,300
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
1907
Heating
GAS
Buildings
5
Stories
2
Total area
46,046 SF
Lot
6.22 ac (270,943 SF)
APN
42-015-132.07
UPID
US73-4559806
Jurisdiction
INDIANA
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$7.0M
RETAIL STORES
Est. value
$5.3M
RESTAURANT
Est. value
$5.3M
MEDICAL BUILDING
Est. value
$4.5M
OFFICE BUILDING
Est. value
$4.1M
WAREHOUSE, STORAGE
Est. value
$3.3M
COMMERCIAL (GENERAL)
RETAIL STORES
RESTAURANT
MEDICAL BUILDING
OFFICE BUILDING
WAREHOUSE, STORAGE
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
1907
Heating
GAS
Stories
2
Buildings
5
Lot
6.22 ac
Current owner
From public records · entity-resolved
501 Alexandria Street LLC
Entity
Mailing address
132 HVN DR, INDIANA, PA 15701-3553
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 28, 2023
$5,200,000
501 Alexandria Street LLC
132 Haven Dr LLC
Deed
$4,838,300 · Finwise Bank
Jul 25, 2022
$1,200,000
132 Haven Dr LLC
Rose Haven Associates
Warranty Deed
$1,500,000 · B&2 Grandchildren Trust
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.
Try Rey
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