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Property profile & analytics
OFF-MARKET
Estimated value
$11,030,000
Assisted living facilities
2400 Congress Ave 5 Boynton Beach, FL 33426-7439
Entity Owned
5-yr Hold
Free & Clear
Property ID
US18-3354878
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1999
Construction
CONCRETE
Total area
12,681 SF
Lot
4.63 ac (201,474 SF)
Zoning code
R3
APN
08-43-45-32-05-004-0030
UPID
US18-3354878
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
-
Sonata Boynton Beach Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.59M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.74M
Blend (final)
Blend
$11.03M
Owner & transaction history
Cref3 Fslp Boynton Beach Owner LLC · 5 yrs held
Cref3 Fslp Boynton Beach Owner LLC
since 2021
Last sale
$11.4M
4 recorded transactions
Zoning & alternative use
R3 · Boynton Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
e any or all of the following zoning districts: R-1-AAB single-family residential; R-1-AA single-family residential; R-1-A single-family residential; R-1 single-family residential; R-2 single and two-family residential; R-3 multi-family residential; IPUD infill planned unit development; PUD planned unit development; or MHPD mobile home planned development. R…
Zone name
Multi Family Residential
General category
RESIDENTIAL
Zone area
680.10 ac
Top alternative use upside
Restaurant
$8.8M
+92.3%
Apartment house (5+ units)
$8.7M
+91.0%
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 Boynton Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Boynton Beach 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
$14,065,000
ML approach
$11,590,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$8,755,000
Change: +92% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$8,695,000
Change: +91% · Conversion: Difficult
Blend value · Realmo final
$11.03M
Range $9.93M – $12.13M · ±10% · vs last sale $11.38M (May 11 2021)
Last sale anchor
$11.38M
May 11 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
$870 / 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
$259,040
Tax year 2023
Assessed value
$11,205,443
Assessed 2023
Previous assessed
$10,748,201
+4.3% YoY
Effective rate
2.31%
On assessed value
Assessed land
$2,595,700
Assessed improvement
$8,609,743
Land market value
$2,595,700
Improvement market value
$8,609,743
Total market value
$11,205,443
Applied tax rate
8,983.0000
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
1999
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Buildings
4
Stories
1
Units
14
Total area
12,681 SF
Lot
4.63 ac (201,474 SF)
Zoning code
R3
APN
08-43-45-32-05-004-0030
UPID
US18-3354878
Jurisdiction
PALM BEACH
Metro division
WEST PALM BEACH-BOCA RATON-BOYNTON BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
R3 · Boynton Beach, FLZoning R3 · permitted uses
R3 · Boynton Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
e any or all of the following zoning districts: R-1-AAB single-family residential; R-1-AA single-family residential; R-1-A single-family residential; R-1 single-family residential; R-2 single and two-family residential; R-3 multi-family residential; IPUD infill planned unit development; PUD planned unit development; or MHPD mobile home planned development. RESOURCE - See "Historic Preservation." RESTAURANT - An establishment engaged in pre
Zone name
Multi Family Residential
General category
RESIDENTIAL
Zone area
680.10 ac
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$8.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$8.7M
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
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
1999
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
4
Units
14
Lot
4.63 ac
Current owner
From public records · entity-resolved
Cref3 Fslp Boynton Beach Owner LLC
Entity
Free & Clear · 5 yrs held
Mailing address
5221 N O CONNOR BLVD STE #700, IRVING, TX 75039-4428
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 8, 2021
—
Cref3 Fslp Boynton Beach Owner LLC
—
Deed
related
$46,000,000 · Midcap Financial Trust
May 11, 2021
$11,375,000
Cref3 Fslp Boynton Beach Owner LLC
Hcp Boynton Beach LLC
Special Warranty Deed
—
Oct 1, 2008
—
Hcp Boynton Beach LLC
Hcp INC
Warranty Deed
—
Mar 4, 2003
$6,500,000
Health Care Property Investors
American Retirement Corp
Grant Deed
—
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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