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Property profile & analytics
OFF-MARKET
Estimated value
$10,445,000
Assisted living facilities
1801 Gdn Vly Blvd Roseburg, OR 97471-1627
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US71-1021179
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1999
Total area
51,698 SF
Lot
2.06 ac (89,734 SF)
APN
27-06W-11CB-09000
UPID
US71-1021179
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
-
Callahan Village Retirement and Assisted Living Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.45M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.45M
Owner & transaction history
Ahr Roseburg Or Alf LLC · 2 yrs held
Ahr Roseburg Or Alf LLC
since 2024
Last sale
$10.4M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Roseburg submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Roseburg 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
$10,445,000
ML approach
$10,445,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$7,005,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$6,700,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$6,665,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$10.45M
Range $9.40M – $11.49M · ±10% · vs last sale $10.45M (Feb 2 2024)
Last sale anchor
$10.45M
Feb 2 2024
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
$202 / 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
$83,880
Tax year 2023
Assessed value
$5,718,916
Assessed 2023
Previous assessed
$5,718,916
+0.0% YoY
Effective rate
1.47%
On assessed value
Land market value
$807,606
Improvement market value
$4,911,310
Total market value
$5,718,916
Applied tax rate
401.0000
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
1999
Heating
NONE
Buildings
3
Stories
1
Total area
51,698 SF
Lot
2.06 ac (89,734 SF)
APN
27-06W-11CB-09000
UPID
US71-1021179
Jurisdiction
DOUGLAS
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
RESTAURANT
Est. value
$7.0M
OFFICE BUILDING
Est. value
$6.7M
COMMERCIAL (GENERAL)
Est. value
$6.7M
RESTAURANT
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1999
Heating
NONE
Stories
1
Buildings
3
Lot
2.06 ac
Current owner
From public records · entity-resolved
Ahr Roseburg Or Alf LLC
Entity
Mailing address
18191 VON KARMAN AVE STE #300, IRVINE, CA 92612-7106
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 2, 2024
$10,446,159
Ahr Roseburg Or Alf LLC
Riveron Rts LLC
Receivers Deed
$11,200,000 · Citibank NA
Dec 28, 2012
—
Lsref Golden Prop Ue Or LLC
—
Deed Of Trust
related
$6,268,683 · General Electric Capital Corp
Jan 11, 2011
—
L Sref Golden Prop Ue Or LLC
—
Deed Of Trust
related
$3,475,000 · Cbre Capital Markets INC
Dec 24, 2009
—
Lsref Golden Prop Ue Or LLC
—
Deed Of Trust
related
$10,900,000 · Cbre Melody & Co
Feb 4, 2009
—
Village Assisted Livi Callahan
Callahan Village Assisted Livi
Quit Claim Deed
—
Feb 4, 2009
$3,086,100
Lsref Golden Prop Ue Or LLC
Falk,gregory A
Grant Deed
—
Feb 4, 2009
$2,743,200
Lsref Golden Prop Ue Or LLC
Callahan Village Assisted Livi
Grant Deed
—
Feb 4, 2009
$1,028,700
Lsref Golden Prop Ue Or LLC
Falk,esther
Grant Deed
—
Jan 28, 2009
—
Retirement Cottages L Callahan
Callahan Retirement Cottages L
Quit Claim Deed
$173,461,608 · General Electric Capital Corp
Jan 28, 2009
$72,300
Lsref Golden Prop 26 Or LLC
Falk,esther
Grant Deed
—
Jan 28, 2009
$216,900
Lsref Golden Prop 26 Or LLC
Falk,gregory A
Grant Deed
—
Jan 28, 2009
$192,800
Lsref Golden Prop 26 Or LLC
Callahan Retirement Cottages L
Grant Deed
—
—
—
Lsref Golden Prop Cc Or LLC
—
Deed Of Trust
related
$11,200,000 · Cbre Cap Markets
—
—
Lsref Golden Prop Cc Or LLC
—
Deed Of Trust
related
$213,500,000 · General Electric Capital Corp
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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