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Property profile & analytics
OFF-MARKET
Estimated value
$640,000
Assisted living facilities
2501 Heritage Ave, Grapevine, TX 76051-7037
Entity Owned
~
Est. High Equity
Property ID
US82-0347803
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2004
Total area
27,819 SF
Lot
2.4 ac (104,675 SF)
APN
39727--1R2
UPID
US82-0347803
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
-
Grand Brook Memory Care of Grapevine Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$655k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$631k
Blend (final)
Blend
$640k
Owner & transaction history
Grapevine Grand Propco LLC
Grapevine Grand Propco LLC
since 2025
7 recorded transactions
Zoning & alternative use
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 Grapevine submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Grapevine 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
$655,000
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)
$420,000
Current use
Blend value · Realmo final
$640k
Range $576k – $704k · ±10%
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
$23 / 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
$81,307
Tax year 2023
Assessed value
$4,938,000
Assessed 2024
Previous assessed
$4,850,000
+1.8% YoY
Effective rate
1.65%
On assessed value
Assessed land
$627,984
Assessed improvement
$4,310,016
Land market value
$627,984
Improvement market value
$4,310,016
Total market value
$4,938,000
Applied tax rate
224.0000
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
2004
Heating
NONE
Stories
1
Total area
27,819 SF
Lot
2.4 ac (104,675 SF)
APN
39727--1R2
UPID
US82-0347803
Jurisdiction
TARRANT
Metro division
FORT WORTH-ARLINGTON, TX METROPOLITAN DIVISION
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
$420,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
2004
Heating
NONE
Stories
1
Lot
2.4 ac
Current owner
From public records · entity-resolved
Grapevine Grand Propco LLC
Entity
Mailing address
211 W MAIN ST #400, CARMEL, IN 46032-1759
Mailing matches property
Yes
Owner-occupied
Yes
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 29, 2025
—
Grapevine Grand Propco LLC
Ivq Grapevine LP
Special Warranty Deed
$66,400,000 · Deutsche Bank National Trust Compan
Nov 10, 2023
—
Ivq Grapevine LP
—
Deed
related
$159,024,311 · Key Bank NA
Sep 30, 2019
—
Ivq Grapevine LP
—
Deed
related
$21,750,000 · Tcf Nat'l Bk
Jan 17, 2019
—
Ivq Grapevine LP
—
Deed
related
$5,693,000 · Tcf National Bank
Oct 3, 2018
—
Ivq Grapevine LP
—
Grant Deed
related
$16,065,000 · Tcf Nat'l Bk
Feb 12, 2018
—
Ivq Grapevine LP
Grand Brk Memory Care Of Grapevin
Trustees Deed
$25,000,000 · National Bk/canada
Mar 6, 2014
—
Dennis Scifres
Two Grapevine Parkway Ltd
Warranty Deed
related
—
Feb 22, 2006
—
Grapevine Psc 2 Ltd
—
Trustees Deed
related
$210,385 · Texas Bank
—
—
Stoneybrook Grapevine Memory
—
Deed Of Trust
related
$21,750,000 · General Electric Capital Corp
—
—
Grapevine Opco LLC
—
Deed Of Trust
related
$21,750,000 · Stoneybrook Grapevine Memory C
—
—
Ivq Grapevine LP
—
Loan Modification
related
$21,750,000 · Tcf Nat'l Bk
—
—
Grapevine Autumn Leaves
—
Deed Of Trust
related
$4,771,500 · 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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