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Property profile & analytics
OFF-MARKET
Estimated value
$4,790,000
Assisted living facilities
1401 Magnolia Ave Sanford, FL 32771-3400
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US18-1039316
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1920
Construction
CONCRETE BLOCKS
Total area
34,491 SF
Lot
0.85 ac (36,828 SF)
APN
25-19-30-5AG-1602-0000
UPID
US18-1039316
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
-
Gracious Age Retirement and Assisted Living Facility Nursing Home Retirement Community
-
Golden Living Retirement Community Nursing Home
-
Gracious Age Association / Organization
-
Jimi James Affordable Car Insurance Sanford FL Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.79M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.79M
Owner & transaction history
S & G Sanford LLC · 1 yrs held
S & G Sanford LLC
since 2024
Last sale
$4.8M
5 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 Sanford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sanford 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
$4,790,000
ML approach
$4,790,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$7,665,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$5,600,000
Change: 0% · Conversion: Difficult
WAREHOUSE, STORAGE
$5,410,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$4,780,000
Change: 0% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$4,340,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$4.79M
Range $4.31M – $5.27M · ±10% · vs last sale $4.79M (Dec 30 2024)
Last sale anchor
$4.79M
Dec 30 2024
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
$139 / 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
$34,007
Tax year 2023
Assessed value
$3,095,143
Assessed 2023
Previous assessed
$3,061,961
+1.1% YoY
Effective rate
1.10%
On assessed value
Land market value
$666,468
Improvement market value
$2,428,675
Total market value
$3,095,143
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
1920
Construction
CONCRETE BLOCKS
Heating
NONE
Stories
1
Bathrooms
73
Total area
34,491 SF
Lot
0.85 ac (36,828 SF)
APN
25-19-30-5AG-1602-0000
UPID
US18-1039316
Jurisdiction
SEMINOLE
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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.7M
OFFICE BUILDING
Est. value
$5.6M
WAREHOUSE, STORAGE
Est. value
$5.4M
RETAIL STORES
Est. value
$4.8M
INDUSTRIAL (GENERAL)
Est. value
$4.3M
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
WAREHOUSE, STORAGE
RETAIL STORES
INDUSTRIAL (GENERAL)
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
1920
Construction
CONCRETE BLOCKS
Heating
NONE
Stories
1
Bathrooms
73
Lot
0.85 ac
Current owner
From public records · entity-resolved
S & G Sanford LLC
Entity
Mailing address
1401 MAGNOLIA AVE, SANFORD, FL 32771-3400
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
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 30, 2024
$4,790,000
S & G Sanford LLC
Gracious Age LLC
Special Warranty Deed
$2,433,000 · Seacoast National Bank
Dec 19, 2016
—
Gracious Age LLC
—
Deed
related
$2,360,000 · Evolve Bk&tr
Sep 26, 2000
$250,000
Gracious Age INC
School Board Seminole County
Grant Deed
—
—
—
Gracious Age LLC
—
Deed Of Trust
related
$2,600,000 · Rami Yosefian
—
—
Gracious Age LLC
—
Deed Of Trust
related
$2,360,000 · Evolve 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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