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Property profile & analytics
OFF-MARKET
Estimated value
$2,565,000
Assisted living facilities
15359 Founders Ln Apple Valley, MN 55124-6136
Entity Owned
16-yr Hold
Free & Clear
Property ID
US46-0227725
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2010
Construction
WOOD
Total area
207,187 SF
Lot
2.45 ac (106,722 SF)
APN
01-75890-02-010
UPID
US46-0227725
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.57M
Owner & transaction history
Regent At Apple Valley LLC · 16 yrs held
Regent At Apple Valley LLC
since 2009
7 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 Apple Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Apple Valley 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
by Request
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)
$3,275,000
Current use
Blend value · Realmo final
$2.57M
Range $2.31M – $2.82M · ±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
$12 / 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
$342,088
Tax year 2023
Assessed value
$27,326,000
Assessed 2022
Previous assessed
$26,000,000
+5.1% YoY
Effective rate
1.25%
On assessed value
Assessed land
$1,702,500
Assessed improvement
$25,623,500
Land market value
$1,702,500
Improvement market value
$25,623,500
Total market value
$27,326,000
Applied tax rate
1.0000
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
2010
Construction
WOOD
Heating
NONE
Units
134
Total area
207,187 SF
Lot
2.45 ac (106,722 SF)
APN
01-75890-02-010
UPID
US46-0227725
Jurisdiction
DAKOTA
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$3.3M
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
2010
Construction
WOOD
Heating
NONE
Units
134
Lot
2.45 ac
Current owner
From public records · entity-resolved
Regent At Apple Valley LLC
Entity
Free & Clear · 16 yrs held
Mailing address
15359 FOUNDERS LN #100, APPLE VALLEY, MN 55124-6136
Ownership since
2009
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
Jun 19, 2013
—
Regent At Apple Valley LLC
—
Loan Modification
related
$21,708,000 · Dougherty Mortgage LLC
Dec 22, 2009
$1,567,800
Regent At Apple Valley LLC
Stearns Bk NA
Grant Deed
—
Mar 30, 2009
$3,311,649
Stearns Bank NA
Deputy Sheriff Of Dakota County
Trustees Deed
related
—
Jul 24, 2007
—
Legacy Holdings-av LLC
—
Trustees Deed
related
$3,088,000 · Jebco Grp INC
Oct 12, 2006
—
Hartford Dev LLC
—
Trustees Deed
related
$800,000 · Stearns Financial Services INC
May 18, 2006
—
Legacy Holdings-av LLC
—
Trustees Deed
related
$17,593,390 · Stearns Bank NA
Feb 18, 2005
—
Legacy Holdings-av LLC
—
Trustees Deed
related
$1,980,000 · Stearns Bank NA
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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