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Property profile & analytics
OFF-MARKET
Estimated value
$6,430,000
Assisted living facilities
235 Airport Blvd Pensacola, FL 32505-2239
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-3005706
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1996
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
16,460 SF
Lot
6.91 ac (301,000 SF)
Zoning code
HC/LI
APN
45-1S-30-1000-000-007
UPID
US18-3005706
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
-
Beth A. Butcher, OTR Physician
-
Toni Hodson Physician
-
Cheryl A. Robatzen, PSYD Nursing Home
-
Tanden Health Care Pensacola Social Service Agency Charitable Organization
-
Hardy Air Duct Cleaners Inc. HVAC Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.03M
Blend (final)
Blend
$6.43M
Owner & transaction history
Crea Pensacola LLC · 4 yrs held
Crea Pensacola LLC
since 2022
Last sale
$6.8M
7 recorded transactions
Zoning & alternative use
HC/LI · Pensacola, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.1M
+59.9%
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 Pensacola submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pensacola 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
$6,025,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$5,145,000
Change: +60% · Conversion: Difficult
Blend value · Realmo final
$6.43M
Range $5.79M – $7.07M · ±10% · vs last sale $6.83M (Feb 22 2022)
Last sale anchor
$6.83M
Feb 22 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
$391 / 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
$50,332
Tax year 2023
Assessed value
$3,623,016
Assessed 2023
Previous assessed
$3,523,065
+2.8% YoY
Effective rate
1.39%
On assessed value
Land market value
$691,000
Improvement market value
$2,932,016
Total market value
$3,623,016
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
1996
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
120
Bathrooms
45
Total area
16,460 SF
Lot
6.91 ac (301,000 SF)
Zoning code
HC/LI
APN
45-1S-30-1000-000-007
UPID
US18-3005706
Jurisdiction
ESCAMBIA
Zoning & alternative use
HC/LI · Pensacola, FL
Zoning HC/LI · permitted uses
HC/LI · Pensacola, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pensacola. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$5.1M
RESTAURANT
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
1996
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
120
Bathrooms
45
Lot
6.91 ac
Current owner
From public records · entity-resolved
Crea Pensacola LLC
Entity
Mailing address
885 3RD AVE FL, NEW YORK, NY 10022-4834
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 31, 2025
—
Crea Pensacola LLC
—
Deed
related
$6,000,000 · Metropolitan Commercial Bank
Feb 22, 2022
$6,832,000
Crea Pensacola LLC
Re Pensacola LLC
Special Warranty Deed
$90,000,000 · Greystone Servicing Company LLC
Aug 17, 2018
$5,481,300
Re Pensacola LLC
Tandem Health Care Of Florida
Grant Deed
$190,000,000 · Bear Crk Products 2018-5 (snf
Aug 17, 2018
—
Re Bayonet Point LLC
—
Deed
related
$130,000,000 · Fa-scd Snf Investors I LLC
Oct 17, 2012
—
Tandem Health Care Of Florida
—
Deed Of Trust
related
$55,938,061 · General Electric Capital Corp
Oct 7, 2010
—
Re Bayonet Point LLC
—
Deed Of Trust
related
—
Apr 13, 2009
—
Tandem Health Care LLC
—
Deed Of Trust
related
$65,000,000 · Citicorp USA Corp
—
—
Tandem Health Care Of Florida LLC
—
Deed Of Trust
related
$55,938,061 · General Electric Capital Corp
—
—
Tandem Health Care Of Florida LLC
—
Deed Of Trust
related
$395,000,000 · General Electric Capital Corp
—
—
Re Bayonet Point LLC
—
Loan Modification
related
$130,000,000 · Fa-scd Snf Investors I LLC
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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