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Property profile & analytics
OFF-MARKET
Assisted living facilities
2470 Collison Dr Westminster, MD 21157-8379
Individually Owned
18-yr Hold
~
Est. High Equity
Property ID
US40-2211478
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1994
Total area
6,720 SF
Lot
5.46 ac (237,838 SF)
Zoning code
AGRIC
APN
04-039394
UPID
US40-2211478
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
-
Country Acres Assisted Living Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Amanda D Thomas · 18 yrs held
Amanda D Thomas
since 2008
2 recorded transactions
Zoning & alternative use
AGRIC · Westminster, MD
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 Westminster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westminster 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$10,338
Tax year 2023
Assessed value
$914,900
Assessed 2023
Previous assessed
$899,700
+1.7% YoY
Effective rate
1.13%
On assessed value
Land market value
$313,200
Improvement market value
$632,100
Total market value
$945,300
Applied tax rate
4.0000
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
1994
Heating
HEAT PUMP
Cooling
YES
Stories
2
Units
8
Bathrooms
3
Total area
6,720 SF
Lot
5.46 ac (237,838 SF)
Zoning code
AGRIC
APN
04-039394
UPID
US40-2211478
Jurisdiction
CARROLL
Zoning & alternative use
AGRIC · Westminster, MD
Zoning AGRIC · permitted uses
AGRIC · Westminster, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Westminster. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1994
Heating
HEAT PUMP
Cooling
Yes
Stories
2
Units
8
Bathrooms
3
Lot
5.46 ac
Current owner
From public records · entity-resolved
Amanda D Thomas
Individual
Mailing address
2709 SANDYMOUNT RD, FINKSBURG, MD 21048-1441
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 21, 2008
$795,000
Amanda D Thomas
Vesta INC
Grant Deed
$715,500 · Vesta INC
Feb 12, 2003
$575,000
Vesta INC
Barker,palmer T & Phyllis A
Grant Deed
$164,700 · Branch Banking & Trust Co
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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