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Property profile & analytics
OFF-MARKET
Estimated value
$6,395,000
Assisted living facilities
1708 4th St Boynton Beach, FL 33435-2501
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US19-0387620
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1977
Construction
CONCRETE
Total area
28,290 SF
Lot
1.6 ac (69,517 SF)
Zoning code
R3
APN
08-43-45-15-03-000-0191
UPID
US19-0387620
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
-
Florida Behavioral Specialist Physician Medical Clinic
-
Oasis at Boynton Beach Assisted Living Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.87M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.71M
Blend (final)
Blend
$6.40M
Owner & transaction history
1708 Ne Fourth Street LLC · 4 yrs held
1708 Ne Fourth Street LLC
since 2022
Last sale
$6.3M
7 recorded transactions
Zoning & alternative use
R3 · Boynton Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
e any or all of the following zoning districts: R-1-AAB single-family residential; R-1-AA single-family residential; R-1-A single-family residential; R-1 single-family residential; R-2 single and two-family residential; R-3 multi-family residential; IPUD infill planned unit development; PUD planned unit development; or MHPD mobile home planned development. R…
Zone name
Multi Family Residential
General category
RESIDENTIAL
Zone area
680.10 ac
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 Boynton Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Boynton Beach 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
$6,890,000
ML approach
$6,870,000
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)
$10,150,000
Current use
Blend value · Realmo final
$6.40M
Range $5.76M – $7.03M · ±10% · vs last sale $6.25M (May 18 2022)
Last sale anchor
$6.25M
May 18 2022
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
$226 / 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
$70,748
Tax year 2023
Assessed value
$2,774,034
Assessed 2023
Previous assessed
$2,726,144
+1.8% YoY
Effective rate
2.55%
On assessed value
Assessed land
$810,000
Assessed improvement
$1,964,034
Land market value
$810,000
Improvement market value
$1,964,034
Total market value
$2,774,034
Applied tax rate
8,987.0000
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
1977
Construction
CONCRETE
Heating
NONE
Cooling
AC.PACKAGE
Stories
1
Units
124
Rooms
1
Total area
28,290 SF
Lot
1.6 ac (69,517 SF)
Zoning code
R3
APN
08-43-45-15-03-000-0191
UPID
US19-0387620
Jurisdiction
PALM BEACH
Metro division
WEST PALM BEACH-BOCA RATON-BOYNTON BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
R3 · Boynton Beach, FLZoning R3 · permitted uses
R3 · Boynton Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
e any or all of the following zoning districts: R-1-AAB single-family residential; R-1-AA single-family residential; R-1-A single-family residential; R-1 single-family residential; R-2 single and two-family residential; R-3 multi-family residential; IPUD infill planned unit development; PUD planned unit development; or MHPD mobile home planned development. RESOURCE - See "Historic Preservation." RESTAURANT - An establishment engaged in pre
Zone name
Multi Family Residential
General category
RESIDENTIAL
Zone area
680.10 ac
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$10.2M
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
1977
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
124
Rooms
1
Lot
1.6 ac
Current owner
From public records · entity-resolved
1708 Ne Fourth Street LLC
Entity
Mailing address
4601 SHERIDAN ST STE #301, HOLLYWOOD, FL 33021-3433
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 18, 2022
$6,250,000
1708 Ne Fourth Street LLC
1708 Ne 4th Street LLC
Special Warranty Deed
$3,125,000 · Seacoast National Bank
Feb 24, 2014
—
1708 Ne 4th St LLC
Angel Aids Center INC
Quit Claim Deed
related
—
Nov 6, 2013
$1,500,000
Southeastern R & E Ventures LLC
South Florida Cmnty Connection
Warranty Deed
—
Nov 6, 2013
—
Southeastern R & E Ventures LLC
Angel Aids Center INC
Quit Claim Deed
related
—
Jan 2, 2007
$3,139,625
Florida Cmnty Connection South
Angel Aids Center INC
Warranty Deed
—
Jun 15, 2005
$4,000,000
Angel Aids Center INC
Boynton Beach Assisted Living Facil
Warranty Deed
$3,142,000 · Blx Capital LLC
Dec 30, 2002
$2,102,300
Beach Assisted Living Boynton
Medford Management Co
Grant Deed
—
May 10, 2001
$3,400,000
Beach Assisted Living Boynton
Florida Four Seasons Manor INC
Grant Deed
$769,000 · Bank Of West Florida
—
—
1708 Ne 4th Street LLC
—
Deed Of Trust
related
$3,750,000 · Bank Of Ok
—
—
1708 Ne 4th Street LLC
—
Deed Of Trust
related
$3,750,000 · Bank Of Ok
—
—
Medford Management Co
—
Deed Of Trust
related
$1,333,300 · Bank Of The West
—
—
Medford Management Co
—
Deed Of Trust
related
$900,000 · Florida Four Seasons Manor 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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