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Property profile & analytics
OFF-MARKET
Estimated value
$15,545,000
Assisted living facilities
1990 Canal Dr Homestead, FL 33035-1046
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US19-0417502
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1985
Construction
CONCRETE
Total area
60,273 SF
Lot
5.21 ac (227,144 SF)
Zoning code
2800:TOWNHOUSE
APN
10-7920-001-0050
UPID
US19-0417502
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
-
Brookwood Gardens Nursing & Rehabilitation Center Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.24M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$12.90M
Blend (final)
Blend
$15.55M
Owner & transaction history
1990 South Canal Dr LLC · 3 yrs held
1990 South Canal Dr LLC
since 2022
Last sale
$18.6M
7 recorded transactions
Zoning & alternative use
2800:TOWNHOUSE · Homestead, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$20.2M
+45.3%
Office building
$18.5M
+33.4%
Neighborhood: shopping center
$17.3M
+24.7%
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 Homestead submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Homestead 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
$17,320,000
ML approach
$10,240,000
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)
$13,870,000
Current use
COMMERCIAL (GENERAL)
$20,155,000
Change: +45% · Conversion: Difficult
OFFICE BUILDING
$18,500,000
Change: +33% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$17,300,000
Change: +25% · Conversion: Difficult
RETAIL STORES
$15,275,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$15.55M
Range $13.99M – $17.10M · ±10% · vs last sale $18.63M (Oct 17 2022)
Last sale anchor
$18.63M
Oct 17 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
$258 / 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
$241,059
Tax year 2023
Assessed value
$11,375,000
Assessed 2023
Previous assessed
$9,520,000
+19.5% YoY
Effective rate
2.12%
On assessed value
Assessed land
$1,022,148
Assessed improvement
$10,352,852
Land market value
$1,022,148
Improvement market value
$10,352,852
Total market value
$11,375,000
Applied tax rate
1,000.0000
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
1985
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Units
180
Bathrooms
62
Total area
60,273 SF
Lot
5.21 ac (227,144 SF)
Zoning code
2800:TOWNHOUSE
APN
10-7920-001-0050
UPID
US19-0417502
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
2800:TOWNHOUSE · Homestead, FL
Zoning 2800:TOWNHOUSE · permitted uses
2800:TOWNHOUSE · Homestead, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Homestead. 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
$13.9M
COMMERCIAL (GENERAL)
Est. value
$20.2M
OFFICE BUILDING
Est. value
$18.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$17.3M
RETAIL STORES
Est. value
$15.3M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1985
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
180
Bathrooms
62
Lot
5.21 ac
Current owner
From public records · entity-resolved
1990 South Canal Dr LLC
Entity
Mailing address
200 INTERNATIONAL CIR STE #3500, HUNT VALLEY, MD 21030-1394
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 17, 2022
$18,626,086
1990 South Canal Dr LLC
Ohi Asset Homestead LLC
Special Warranty Deed
$27,120,000 · Bankwell Bank
Oct 3, 2016
$11,139,000
Ohi Asset Fl Homestead LLC
Welltower INC
Grant Deed
—
Sep 1, 2011
—
Health Care Reit INC
Brookwood-extended Care Cent
Grant Deed
related
—
Oct 4, 2010
—
H-lth LLC
Brookwood-extended Care Center
Grant Deed
related
—
Sep 15, 2010
—
Health Care Reit INC
Brookwood-extended Care Cent
Grant Deed
related
—
Aug 21, 2006
—
Health Care Reit INC
Brookwood-extended Care Cent
Quit Claim Deed
related
—
Aug 21, 2006
$9,900,000
Health Care Reit INC
Brookwood-extended Care Cent
Grant Deed
—
Nov 20, 2000
$4,064,900
Brookwood-extended Care Ctr
Brookwood-extended Care Ctr
Grant 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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