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Property profile & analytics
OFF-MARKET
Estimated value
$2,555,000
Assisted living facilities
2416 Ann Arbor Ave Oklahoma City, OK 73127-1811
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US69-0411021
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1967
Construction
BRICK
Total area
25,385 SF
Lot
1.99 ac (86,684 SF)
APN
14-621-1200
UPID
US69-0411021
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
-
Windsor Hills Nursing Center Nursing Home
-
SPATCO Energy Solutions Factory Industrial Manufacturer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.25M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.50M
Blend (final)
Blend
$2.56M
Owner & transaction history
Windsor Hills Realty LLC · 1 yrs held
Windsor Hills Realty LLC
since 2025
Last sale
$2.9M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.0M
+49.0%
Auto repair, garage
$3.8M
+41.9%
Office building
$3.3M
+22.5%
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 Oklahoma City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Oklahoma City 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
$2,185,000
ML approach
$2,250,000
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)
$2,660,000
Current use
MEDICAL BUILDING
$3,965,000
Change: +49% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,775,000
Change: +42% · Conversion: Difficult
OFFICE BUILDING
$3,255,000
Change: +22% · Conversion: Difficult
RETAIL STORES
$3,135,000
Change: +18% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,875,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$2.56M
Range $2.30M – $2.81M · ±10% · vs last sale $2.92M (Jun 3 2025)
Last sale anchor
$2.92M
Jun 3 2025
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
$101 / 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
$29,229
Tax year 2023
Assessed value
$239,762
Assessed 2023
Previous assessed
$231,138
+3.7% YoY
Effective rate
12.19%
On assessed value
Assessed land
$38,150
Assessed improvement
$201,612
Land market value
$346,824
Improvement market value
$1,832,837
Total market value
$2,179,661
Applied tax rate
501.0000
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
1967
Construction
BRICK
Heating
YES
Cooling
AC.PACKAGE
Stories
1
Units
112
Total area
25,385 SF
Lot
1.99 ac (86,684 SF)
APN
14-621-1200
UPID
US69-0411021
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
$2.7M
MEDICAL BUILDING
Est. value
$4.0M
AUTO REPAIR, GARAGE
Est. value
$3.8M
OFFICE BUILDING
Est. value
$3.3M
RETAIL STORES
Est. value
$3.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.9M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1967
Construction
BRICK
Heating
YES
Cooling
Yes
Stories
1
Units
112
Lot
1.99 ac
Current owner
From public records · entity-resolved
Windsor Hills Realty LLC
Entity
Mailing address
303 INTERNATIONAL CIR STE #200, HUNT VALLEY, MD 21030-1359
Ownership since
2025
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
Aug 19, 2025
—
Windsor Hills Realty LLC
—
Deed
related
$51,500,000 · Greystone Servicing Company LLC
Jun 3, 2025
$2,920,000
Windsor Hills Realty LLC
Mayflower Holding LLC
Special Warranty Deed
$51,500,000 · Greystone Servicing Company LLC
Feb 26, 2025
$1,710,000
Mayflower Holding LLC
Oklahoma Warr Wind L.l.c
Special Warranty Deed
$3,874,000 · Bank Of Locust Grove
Sep 26, 2018
—
Dpi Ann Arbor LLC
—
Deed
related
$428,000 · Rs Lending INC
Jun 14, 2013
—
Oklahoma Warr Wind LLC
Ri Property LLC
Warranty Deed
—
Dec 17, 2001
$2,090,500
Wilsie Trust
Scott,syble H
Grant Deed
$2,090,500 · Robert Martin
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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