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Property profile & analytics
OFF-MARKET
Estimated value
$4,015,000
Assisted living facilities
1700 Wayne Memorial Dr, Goldsboro, NC 27534-2240
Entity Owned
~
Est. High Equity
Property ID
US53-4652940
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1990
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
31,042 SF
Lot
3.48 ac (151,589 SF)
APN
3509689758
UPID
US53-4652940
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
-
Goldsboro Rehabilitation and Healthcare Center Nursing Home
-
Jessica Backhus Physician
-
Wayne Calumag Physician
-
Shaunita Woods Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.28M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.02M
Owner & transaction history
Goldsboro Opco LLC
Goldsboro Opco LLC
since 2025
Last sale
$4.0M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.0M
+311.0%
Apartment house (5+ units)
$2.5M
+240.6%
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 Goldsboro submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Goldsboro 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
$3,795,000
ML approach
$4,275,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,990,000
Change: +311% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,475,000
Change: +241% · Conversion: Difficult
Blend value · Realmo final
$4.02M
Range $3.61M – $4.42M · ±10% · vs last sale $4.00M (Mar 28 2025)
Last sale anchor
$4.00M
Mar 28 2025
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
$129 / 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
$53,479
Tax year 2023
Assessed value
$3,631,850
Assessed 2024
Previous assessed
$3,631,850
+0.0% YoY
Effective rate
1.47%
On assessed value
Assessed land
$174,000
Assessed improvement
$3,457,850
Land market value
$174,000
Improvement market value
$3,457,850
Total market value
$3,631,850
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
1990
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
WALL UNIT
Buildings
2
Stories
1
Units
70
Total area
31,042 SF
Lot
3.48 ac (151,589 SF)
APN
3509689758
UPID
US53-4652940
Jurisdiction
WAYNE
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
OFFICE BUILDING
Est. value
$3.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.5M
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
1990
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Units
70
Lot
3.48 ac
Current owner
From public records · entity-resolved
Goldsboro Opco LLC
Entity
Mailing address
45 BROADWAY FL, NEW YORK, NY 10006-3007
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 24, 2025
—
Goldsboro Opco LLC
Smv Nc 7 Master Tenant LLC
Deed
$41,440,000 · Key Bank NA
Mar 28, 2025
$4,000,000
Goldsboro Nc Propco LLC
Smv Goldsboro LLC
Special Warranty Deed
$141,900,000 · Key Bank NA
Jan 15, 2019
—
Smv Goldsboro LLC
—
Deed
related
$230,000,000 · Column Financial INC
Oct 26, 2016
—
Smv Goldsboro LLC
—
Deed
related
$710,000,000 · Deutsche Bank Ag New York Branch
Feb 7, 2005
—
Smv Goldsboro LLC
Living Centers Phcm INC
Special Warranty 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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