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Property profile & analytics
OFF-MARKET
Estimated value
$2,010,000
Assisted living facilities
158 Farmbrook Rd Port Orange, FL 32127-6243
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US18-2537242
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
9,773 SF
Lot
0.75 ac (32,715 SF)
Zoning code
B4
APN
6340-03-01-0070
UPID
US18-2537242
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
$2.01M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.36M
Blend (final)
Blend
$2.01M
Owner & transaction history
Farmbrook Realty LLC · 2 yrs held
Farmbrook Realty LLC
since 2023
Last sale
$2.0M
4 recorded transactions
Zoning & alternative use
B4 · Port Orange, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.4M
+9.1%
Warehouse, storage
$2.2M
+0.4%
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 Port Orange submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Port Orange 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
$2,010,000
ML approach
$2,010,000
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)
$2,225,000
Current use
AUTO REPAIR, GARAGE
$2,430,000
Change: +9% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,235,000
Change: +0% · Conversion: Difficult
RESTAURANT
$2,095,000
Change: -6% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,075,000
Change: -7% · Conversion: Difficult
MEDICAL BUILDING
$1,910,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$2.01M
Range $1.81M – $2.21M · ±10% · vs last sale $2.01M (Dec 27 2023)
Last sale anchor
$2.01M
Dec 27 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
$206 / 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
$18,182
Tax year 2023
Assessed value
$1,073,622
Assessed 2023
Previous assessed
$1,073,622
+0.0% YoY
Effective rate
1.69%
On assessed value
Assessed land
$400,000
Assessed improvement
$673,622
Land market value
$400,000
Improvement market value
$673,622
Total market value
$1,073,622
Applied tax rate
402.0000
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
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
YES
Stories
1
Bathrooms
12
Total area
9,773 SF
Lot
0.75 ac (32,715 SF)
Zoning code
B4
APN
6340-03-01-0070
UPID
US18-2537242
Jurisdiction
VOLUSIA
Zoning & alternative use
B4 · Port Orange, FL
Zoning B4 · permitted uses
B4 · Port Orange, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Port Orange. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$2.4M
WAREHOUSE, STORAGE
Est. value
$2.2M
RESTAURANT
Est. value
$2.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$1.9M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
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
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
12
Lot
0.75 ac
Current owner
From public records · entity-resolved
Farmbrook Realty LLC
Entity
Mailing address
5314 16TH AVE, BROOKLYN, NY 11204-1425
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 27, 2023
$2,010,000
Farmbrook Realty LLC
Malgorzata Ptak
Warranty Deed
$2,284,000 · Gulf Coast Bank & Trust Co
Apr 17, 2023
—
Malgorzata Ptak
Leszek Ptak
Intrafamily Transfer
related
—
Jan 3, 2019
$2,000,000
Malgorzata Ptak
Harbor Oaks Holdings LLC
Warranty Deed
—
Mar 9, 2009
—
Harbor Oaks Holdings LLC
Ancona,leonardo & Ida
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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