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Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Assisted living facilities
16791 Redwood Way Weston, FL 33326-1510
Entity Owned
5-yr Hold
Free & Clear
Property ID
US18-4302125
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1980
Construction
CONCRETE
Total area
2,137 SF
Lot
0.21 ac (9,089 SF)
Zoning code
R-4
APN
50-40-07-02-1130
UPID
US18-4302125
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
$620k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$647k
Blend (final)
Blend
$575k
Owner & transaction history
16791 Redwood Way LLC · 5 yrs held
16791 Redwood Way LLC
since 2021
Last sale
$520,000
7 recorded transactions
Zoning & alternative use
R-4 · Weston, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$810,000
+63.2%
Warehouse, storage
$630,000
+26.9%
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 Weston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Weston 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
$665,000
ML approach
$620,000
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)
$495,000
Current use
RETAIL STORES
$810,000
Change: +63% · Conversion: Difficult
WAREHOUSE, STORAGE
$630,000
Change: +27% · Conversion: Difficult
Blend value · Realmo final
$575k
Range $518k – $633k · ±10% · vs last sale $520k (Feb 17 2021)
Last sale anchor
$520k
Feb 17 2021
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
$269 / 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
$12,034
Tax year 2023
Assessed value
$629,980
Assessed 2023
Previous assessed
$505,470
+24.6% YoY
Effective rate
1.91%
On assessed value
Assessed land
$77,260
Assessed improvement
$552,720
Land market value
$77,260
Improvement market value
$552,720
Total market value
$629,980
Applied tax rate
3,312.0000
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
1980
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
2,137 SF
Lot
0.21 ac (9,089 SF)
Zoning code
R-4
APN
50-40-07-02-1130
UPID
US18-4302125
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
R-4 · Weston, FL
Zoning R-4 · permitted uses
R-4 · Weston, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Weston. 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
$495,000
RETAIL STORES
Est. value
$810,000
WAREHOUSE, STORAGE
Est. value
$630,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RETAIL STORES
WAREHOUSE, STORAGE
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
1980
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.21 ac
Current owner
From public records · entity-resolved
16791 Redwood Way LLC
Entity
Free & Clear · 5 yrs held
Mailing address
16639 REDWOOD WAY, WESTON, FL 33326-1512
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 19, 2021
—
16791 Redwood Way LLC
Yvonne Hernandez
Correction Deed
related
—
Feb 17, 2021
—
16791 Redwood Way LLC
Yvonne Hernandez
Quit Claim Deed
related
—
Mar 14, 2019
$100
Yvonne Hernandez
Martha Hernandez
Correction Deed
related
—
Feb 21, 2019
$100
Yvonne Hernandez
Hernandez,martha
Quit Claim Deed
related
—
Sep 21, 2005
$520,000
Martha Hernandez
Patricia Bustamante
Warranty Deed
$416,000 · Indymac Bank Fsb
Jun 8, 2005
—
Patricia Bustamante
—
Trustees Deed
related
$50,000 · Joel Robrish
Oct 17, 2002
$235,200
Patricia Bustamante
Burriel,virgillo P & Celia M
Grant Deed
$199,920 · Option One Mortgage Corp
—
—
Martha Hernandez
—
Loan Modification
related
$615,006 · Indymac Mortgage Services
—
—
Patricia Bustamante
—
Deed Of Trust
related
$280,000 · Saxon Mortgage INC
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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