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Property profile & analytics
OFF-MARKET
Estimated value
$26,260,000
Assisted living facilities
2010 Greenbriar Blvd Clearwater, FL 33763-1454
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US18-1860310
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2012
Construction
CONCRETE BLOCKS
Total area
88,554 SF
Lot
11.53 ac (502,107 SF)
APN
36-28-15-00000-240-0200
UPID
US18-1860310
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
-
The Preserve at Clearwater Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$26.98M
Blend (final)
Blend
$26.26M
Owner & transaction history
Bsh Preserve LLC · 5 yrs held
Bsh Preserve LLC
since 2021
Last sale
$23.0M
6 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 Clearwater submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Clearwater 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
$31,320,000
ML approach
by Request
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)
$24,520,000
Current use
OFFICE BUILDING
$20,340,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$26.26M
Range $23.63M – $28.89M · ±10% · vs last sale $23.01M (Jul 16 2021)
Last sale anchor
$23.01M
Jul 16 2021
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
$297 / 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
$205,035
Tax year 2023
Assessed value
$11,210,000
Assessed 2023
Previous assessed
$10,402,000
+7.8% YoY
Effective rate
1.83%
On assessed value
Land market value
$1,648,191
Improvement market value
$9,561,809
Total market value
$11,210,000
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
2012
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
AC.PACKAGE
Buildings
2
Stories
3
Units
93
Bathrooms
93
Total area
88,554 SF
Lot
11.53 ac (502,107 SF)
APN
36-28-15-00000-240-0200
UPID
US18-1860310
Jurisdiction
PINELLAS
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$24.5M
OFFICE BUILDING
Est. value
$20.3M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
OFFICE BUILDING
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
2012
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
Yes
Stories
3
Buildings
2
Units
93
Bathrooms
93
Lot
11.53 ac
Current owner
From public records · entity-resolved
Bsh Preserve LLC
Entity
Mailing address
1 BEACON ST #24, BOSTON, MA 02108-3107
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 16, 2021
$23,012,000
Bsh Preserve LLC
Florwater Investments Group LLC
Special Warranty Deed
$15,151,000 · Cbre Multifamily Capital INC
Jul 5, 2017
$8,415,000
Florwater Investment Group LLC
Menorah Mnr Senior Living LLC
Trustees Deed
$12,000,000 · Suntrust Bk
Dec 21, 2010
—
Menorah Mnr Senior Living LLC
—
Deed Of Trust
related
$21,540,000 · Wells Fargo Bank
Mar 2, 2009
$1,000,000
Menorah Manor SR Living LLC
Owner,record
Grant Deed
related
—
Jul 19, 2006
—
Golda Meir Of Kent Jewish Center
Federation-kent Holding Corp
Grant Deed
related
—
—
—
Menorah Mnr Senior Living LLC
—
Deed Of Trust
related
$2,000,000 · Wells Fargo Bank
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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