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Property profile & analytics
OFF-MARKET
Estimated value
$4,415,000
Assisted living facilities
1451 Cleveland Ave Waukesha, WI 53186-3876
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US92-0539303
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1962
Total area
36,930 SF
Lot
2.81 ac (122,404 SF)
Zoning code
RM-3
APN
WAKC1004080
UPID
US92-0539303
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
-
Tina L. Mentch, PTA Physician
-
Jo Meek, OTR Physician
-
Aria of Waukesha Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.08M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.42M
Owner & transaction history
Aria Realty Brookfield LLC · 5 yrs held
Aria Realty Brookfield LLC
since 2020
Last sale
$3.8M
3 recorded transactions
Zoning & alternative use
RM-3 · Waukesha, WI
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 Waukesha submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Waukesha 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
$4,920,000
ML approach
$5,080,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$6,490,000
Change: 0% · Conversion: Difficult
MEDICAL BUILDING
$6,105,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,270,000
Change: 0% · Conversion: Difficult
WAREHOUSE, STORAGE
$4,630,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,150,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$3,515,000
Change: 0% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,375,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$4.42M
Range $3.97M – $4.86M · ±10% · vs last sale $3.83M (Dec 21 2020)
Last sale anchor
$3.83M
Dec 21 2020
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
$120 / 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
$60,550
Tax year 2023
Assessed value
$3,524,400
Assessed 2023
Previous assessed
$3,513,800
+0.3% YoY
Effective rate
1.72%
On assessed value
Assessed land
$746,700
Assessed improvement
$2,777,700
Total market value
$3,648,825
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
1962
Heating
YES
Cooling
CENTRAL
Stories
2
Total area
36,930 SF
Lot
2.81 ac (122,404 SF)
Zoning code
RM-3
APN
WAKC1004080
UPID
US92-0539303
Jurisdiction
WAUKESHA
Zoning & alternative use
RM-3 · Waukesha, WI
Zoning RM-3 · permitted uses
RM-3 · Waukesha, WI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Waukesha. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$6.5M
MEDICAL BUILDING
Est. value
$6.1M
AUTO REPAIR, GARAGE
Est. value
$5.3M
WAREHOUSE, STORAGE
Est. value
$4.6M
COMMERCIAL (GENERAL)
Est. value
$4.2M
OFFICE BUILDING
Est. value
$3.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.4M
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
COMMERCIAL (GENERAL)
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1962
Heating
YES
Cooling
Yes
Stories
2
Lot
2.81 ac
Current owner
From public records · entity-resolved
Aria Realty Brookfield LLC
Entity
Mailing address
8150 CENTRAL PARK AVE, SKOKIE, IL 60076-2974
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 18, 2022
—
Aria Realty Waukesha LLC
—
Deed
related
$25,825,000 · First Midwest Bank
Dec 21, 2020
$3,833,400
Aria Realty Brookfield LLC
Sptmnr Properties Trust
Special Warranty Deed
$3,000,000 · Oxford Financial Corp
Sep 17, 1999
$3,439,700
Aptmnr Propsrties Trust
Hrpt Properties Trust
Grant Deed
—
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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