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Property profile & analytics
OFF-MARKET
Estimated value
$2,800,000
Assisted living facilities
2301 Manchester Dr, Village, OK 73120
Entity Owned
2-yr Hold
Free & Clear
Property ID
US69-0019478
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2000
Construction
WOOD FRAME
Total area
34,795 SF
Lot
4.26 ac (185,566 SF)
APN
20-171-1830
UPID
US69-0019478
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.85M
Blend (final)
Blend
$2.80M
Owner & transaction history
Oklahoma City Propco LLC · 2 yrs held
Oklahoma City Propco LLC
since 2024
Last sale
$2.8M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$4.5M
+22.5%
Retail stores
$4.3M
+17.8%
Neighborhood: shopping center
$3.9M
+8.2%
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 Village submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Village 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
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)
$3,645,000
Current use
OFFICE BUILDING
$4,465,000
Change: +22% · Conversion: Difficult
RETAIL STORES
$4,295,000
Change: +18% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,945,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$2.80M
Range $2.52M – $3.08M · ±10% · vs last sale $2.78M (Mar 2 2024)
Last sale anchor
$2.78M
Mar 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
$80 / 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
$32,836
Tax year 2023
Assessed value
$273,386
Assessed 2023
Previous assessed
$273,064
+0.1% YoY
Effective rate
12.01%
On assessed value
Assessed land
$61,236
Assessed improvement
$212,150
Land market value
$556,697
Improvement market value
$1,928,631
Total market value
$2,485,328
Applied tax rate
627.0000
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
2000
Construction
WOOD FRAME
Heating
HEAT PUMP
Cooling
YES
Stories
1
Units
52
Rooms
1
Total area
34,795 SF
Lot
4.26 ac (185,566 SF)
APN
20-171-1830
UPID
US69-0019478
Jurisdiction
OKLAHOMA
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
$3.6M
OFFICE BUILDING
Est. value
$4.5M
RETAIL STORES
Est. value
$4.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.9M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
OFFICE BUILDING
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
2000
Construction
WOOD FRAME
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Units
52
Rooms
1
Lot
4.26 ac
Current owner
From public records · entity-resolved
Oklahoma City Propco LLC
Entity
Free & Clear · 2 yrs held
Mailing address
PO BOX 2053, LEBANON, TN 37088-2053
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
35 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 31, 2024
$2,775,000
Oklahoma City Propco LLC
S H Forty Nine Propco Village LLC
Special Warranty Deed
—
Jan 23, 2017
—
S-h Forty-nine Propco-village
S-h Forty-nine Properties LLC
Quit Claim Deed
related
$130,595,000 · Keybank USA
Nov 21, 2012
$5,675,000
Hcp Sh Elp3 Properties LLC
Bre Of Sw Manchester House LLC
Quit Claim Deed
related
—
Aug 20, 2010
—
Bre Of Sw Manchester House LLC
Levines Covak 5 LLC
Grant Deed
related
$219,077,853 · General Electric Capital Corp
Mar 13, 2008
$405,737
G Travess Covak-5 LLC
Vineyard Blvd Senior Living
Grant Deed
—
Jan 30, 2008
$477,900
Michaels Covak-5 LLC
Vineyard Blvd Senior Living
Grant Deed
—
Jan 30, 2008
$309,000
Atids Covak-5 LLC
Vineyard Blvd Senior Living
Grant Deed
—
Jan 30, 2008
$667,000
Nwbs Covak-5 LLC
Vineyard Blvd Senior Living
Grant Deed
—
Jan 30, 2008
$96,000
Nagers Covak-5 LLC
Vineyard Blvd Senior Living
Grant Deed
—
Jan 30, 2008
$171,000
Rudermans Covak-5 LLC
Vineyard Blvd Senior Living
Grant Deed
—
Aug 13, 2007
$506,630
Walshs Covak-5 LLC
Vineyard Blvd Senior Living
Grant Deed
—
Aug 13, 2007
$573,480
Highpointes Covak-5 LLC
Vineyard Blvd Senior Living
Grant Deed
—
Aug 13, 2007
$774,427
New Havens Covak-5 LLC
Vineyard Blvd Senior Living
Grant Deed
—
Aug 13, 2007
$313,722
Eashs Covak-5 LLC
Vineyard Blvd Senior Living
Grant Deed
—
Aug 13, 2007
$238,950
Rebers Covak-5 LLC
Vineyard Blvd Senior Living
Grant Deed
—
Aug 13, 2007
$578,034
Gavriels Covak-5 LLC
Vineyard Blvd Senior Living
Grant Deed
—
Aug 13, 2007
$95,580
Hermanns Covak-5 LLC
Vineyard Blvd Senior Living
Grant Deed
—
Aug 13, 2007
$310,635
Levines Covak-5 LLC
Vineyard Blvd Senior Living
Grant Deed
—
Aug 13, 2007
$47,790
Kinseys Covak-5 LLC
Vineyard Blvd Senior Living
Grant Deed
—
Aug 13, 2007
$955,800
Premieres Covak-5 LLC
Vineyard Blvd Senior Living
Grant Deed
—
Aug 13, 2007
$382,673
Stearns Covak-5 LLC
Vineyard Blvd Senior Living
Grant Deed
—
Aug 13, 2007
$272,280
Forschs Covak-5 LLC
Vineyard Blvd Senior Living
Grant Deed
—
Aug 13, 2007
$595,753
C Broumands Covak-5 LLC
Vineyard Blvd Senior Living
Grant Deed
—
Aug 13, 2007
$83,632
Langfords Covak-5 LLC
Vineyard Blvd Senior Living
Grant Deed
—
Aug 13, 2007
$1,911,900
Scotts Covak-5 LLC
Vineyard Blvd Senior Living
Grant Deed
—
Aug 13, 2007
$587,817
B Broumands Covak-5 LLC
Vineyard Blvd Senior Living
Grant Deed
—
Aug 13, 2007
$382,320
Premieres Covak-5 LLC
Vineyard Blvd Senior Living
Grant Deed
—
Aug 13, 2007
$119,952
Schnyders Covak-5 LLC
Vineyard Blvd Senior Living
Grant Deed
—
Aug 13, 2007
$262,845
Novaks Covak-5 LLC
Vineyard Blvd Senior Living
Grant Deed
—
Aug 13, 2007
$478,377
Cfps Covak-5 LLC
Vineyard Blvd Senior Living
Grant Deed
—
Aug 13, 2007
$378,015
Langfords Covak-5 LLC
Vineyard Blvd Senior Living
Grant Deed
—
Apr 6, 2007
$238,950
Wolfes Covak-5 LLC
Vineyard Blvd Senior Living
Grant Deed
—
Apr 6, 2007
$334,530
Yees Covak-5 LLC
Vineyard Blvd Senior Living
Grant Deed
—
Apr 6, 2007
$358,902
M Travess Covak-5 LLC
Vineyard Blvd Senior Living
Grant Deed
—
Mar 14, 2007
$27,600,000
Blvd Senior Living Vineyard
Bordeaux LLC
Grant Deed
$49,578,350 · 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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