Entity Owned Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2000
Construction
WOOD FRAME
Total area
55,916 SF
Lot
1.33 ac (57,935 SF)
Zoning code
HDR
APN
520193205
UPID
US90-1077333
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Retirement Community Nursing Home
-
Health
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.60M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$10.24M
Blend (final)
Blend
$11.33M
Owner & transaction history
since 2025
Last sale
$12.8M
6 recorded transactions
Zoning & alternative use
HDR · Sumner, WA
Zoning description
HDR, high density residential district. B. The MDR and HDR residential districts are intended to reserve appropriately located areas for multifamily living at a broad range of dwelling unit densities consistent with the…
General category
RESIDENTIAL
Top alternative use upside
Retail stores
$17.1M
+68.8%
Warehouse, storage
$16.7M
+64.5%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$11.33M
Value range
$10.19M – $12.46M
±10% around blend
Estimated value / SF
$203 / SF
Confidence
Property data
100
Market benchmarks
33
Comparable evidence
60
$10.19M
blend $11.33M
$12.46M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
55,916 SF
Lot area
1.33 ac
Year built
2000
Stories
3
APN
520193205
Zoning
HDR
Assessed value
$9,657,900
Annual tax
$99,728
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$10.24M
Range $5.20M – $14.42M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$11.33M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 22 sales
$181
+12%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $203/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+69%
vs current-use indication
Warehouse, Storage
Homes (retired, Handicap, Rest, Convalescent, Nursing) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$12.75M
Move the market yield to see immediate price impact.
Value / SF
$228
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$804k
$16.07M
$11.48M
$8.93M
$893k
$17.86M
$12.75M
$9.92M
$982k
$19.64M
$14.03M
$10.91M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$99,728
Tax year 2024
Assessed value
$9,657,900
Assessed 2024
Previous assessed
$9,657,900
+0.0% YoY
Effective rate
1.03%
On assessed value
Assessed land
$715,200
Assessed improvement
$8,942,700
Land market value
$715,200
Improvement market value
$8,942,700
Total market value
$9,657,900
Applied tax rate
117.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
2000
Construction
WOOD FRAME
Heating
HEAT PUMP
Stories
3
Units
72
Total area
55,916 SF
Lot
1.33 ac (57,935 SF)
Zoning code
HDR
APN
520193205
UPID
US90-1077333
Jurisdiction
PIERCE
Metro division
TACOMA, WA METROPOLITAN DIVISION
Zoning & alternative use
HDR · Sumner, WAZoning HDR · permitted uses
HDR · Sumner, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
HDR, high density residential district. B. The MDR and HDR residential districts are intended to reserve appropriately located areas for multifamily living at a broad range of dwelling unit densities consistent with the…
General category
RESIDENTIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2000
Construction
WOOD FRAME
Heating
HEAT PUMP
Stories
3
Units
72
Lot
1.33 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
HDR
RESIDENTIAL
Jurisdiction
Sumner, WA
Recorded code
HDR
Official district
HDR
Official district profile
What the municipal code says about HDR
Zoning description
HDR, high density residential district. B. The MDR and HDR residential districts are intended to reserve appropriately located areas for multifamily living at a broad range of dwelling unit densities consistent with the…
General category
RESIDENTIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for HDR in Sumner, WA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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