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Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Assisted living facilities
1850 Service Rd Mason, MI 48854-9788
Entity Owned
8-yr Hold
Free & Clear
Property ID
US43-0920582
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2019
Construction
FRAME
Total area
7,688 SF
Lot
10.68 ac (465,221 SF)
Zoning code
A1
APN
33-10-10-29-400-010
UPID
US43-0920582
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
-
Safe Haven Assisted Living Of Mason Nursing Home Retirement Community
-
Guarnaccia Vincent T MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$470k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$553k
Blend (final)
Blend
$515k
Owner & transaction history
M W 6 LLC · 8 yrs held
M W 6 LLC
since 2017
3 recorded transactions
Zoning & alternative use
A1 · Mason, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$815,000
+101.7%
Office building
$795,000
+96.1%
Medical building
$745,000
+84.5%
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 Mason submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mason 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
by Request
ML approach
$470,000
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)
$405,000
Current use
COMMERCIAL (GENERAL)
$815,000
Change: +102% · Conversion: Difficult
OFFICE BUILDING
$795,000
Change: +96% · Conversion: Difficult
MEDICAL BUILDING
$745,000
Change: +85% · Conversion: Difficult
AUTO REPAIR, GARAGE
$605,000
Change: +50% · Conversion: Difficult
WAREHOUSE, STORAGE
$565,000
Change: +39% · Conversion: Difficult
Blend value · Realmo final
$515k
Range $464k – $567k · ±10%
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
$67 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$30,155
Tax year 2022
Assessed value
$646,850
Assessed 2023
Previous assessed
$576,800
+12.1% YoY
Effective rate
4.66%
On assessed value
Assessed land
$37,350
Assessed improvement
$609,500
Land market value
$74,700
Improvement market value
$1,219,000
Total market value
$1,293,700
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
2019
Construction
FRAME
Heating
FORCED AIR
Buildings
2
Stories
1
Total area
7,688 SF
Lot
10.68 ac (465,221 SF)
Zoning code
A1
APN
33-10-10-29-400-010
UPID
US43-0920582
Jurisdiction
INGHAM
Zoning & alternative use
A1 · Mason, MI
Zoning A1 · permitted uses
A1 · Mason, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Mason. 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
$405,000
COMMERCIAL (GENERAL)
Est. value
$815,000
OFFICE BUILDING
Est. value
$795,000
MEDICAL BUILDING
Est. value
$745,000
AUTO REPAIR, GARAGE
Est. value
$605,000
WAREHOUSE, STORAGE
Est. value
$565,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
2019
Construction
FRAME
Heating
FORCED AIR
Stories
1
Buildings
2
Lot
10.68 ac
Current owner
From public records · entity-resolved
M W 6 LLC
Entity
Free & Clear · 8 yrs held
Mailing address
1437 WANDERING WAY, OKEMOS, MI 48864-4083
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 26, 2017
—
M W 6 LLC
Williams,michael
Quit Claim Deed
related
—
May 24, 2017
$298,000
Michael Williams
Guarnaccia Vincent T Trust
Warranty Deed
—
Aug 15, 2008
—
Guarnaccia,vincent T Trust
Guarnaccia,vincent
Quit Claim Deed
related
—
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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