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Property profile & analytics
OFF-MARKET
Estimated value
$990,000
Assisted living facilities
2535 Pleasant Run Rd Lancaster, TX 75146-1111
Individually Owned
18-yr Hold
Absentee Owner
Free & Clear
Property ID
US82-1411589
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1997
Construction
FRAME
Total area
33,468 SF
Lot
4.41 ac (192,100 SF)
Zoning code
Z202
APN
36080600011RA0000
UPID
US82-1411589
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 Gardens Rehabilitation Center Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.10M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$882k
Blend (final)
Blend
$990k
Owner & transaction history
First Lancaster Cap Funding Ll · 18 yrs held
First Lancaster Cap Funding Ll
since 2008
5 recorded transactions
Zoning & alternative use
Z202 · Lancaster, TX
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 Lancaster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lancaster 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
$1,095,000
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)
$785,000
Current use
Blend value · Realmo final
$990k
Range $891k – $1.09M · ±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
$30 / 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
$118,688
Tax year 2023
Assessed value
$4,922,890
Assessed 2023
Previous assessed
$4,922,890
+0.0% YoY
Effective rate
2.41%
On assessed value
Assessed land
$288,150
Assessed improvement
$4,634,740
Land market value
$288,150
Improvement market value
$4,634,740
Total market value
$4,922,890
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
1997
Construction
FRAME
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Stories
1
Units
150
Total area
33,468 SF
Lot
4.41 ac (192,100 SF)
Zoning code
Z202
APN
36080600011RA0000
UPID
US82-1411589
Jurisdiction
DALLAS
Metro division
DALLAS-PLANO-IRVING, TX METROPOLITAN DIVISION
Zoning & alternative use
Z202 · Lancaster, TX
Zoning Z202 · permitted uses
Z202 · Lancaster, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lancaster. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$785,000
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
1997
Construction
FRAME
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
2
Units
150
Lot
4.41 ac
Current owner
From public records · entity-resolved
First Lancaster Cap Funding Ll
Individual
Free & Clear · 18 yrs held
Mailing address
430 PARK AVE STE #702, NEW YORK, NY 10022-3544
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 24, 2008
—
First Lancaster Cap Funding Ll
First Sacramento Cap Funding L
Quit Claim Deed
related
—
Dec 22, 2004
—
First Lancaster Cap Funding Ll
First Sacramento Cap Funding L
Quit Claim Deed
related
$11,300,000 · Gmac Commercial Mortgage Bank
—
—
First Lancaster Cap Funding Ll
—
Deed Of Trust
related
$29,796 · Capmark Bank
—
—
First Lancaster Cap Funding Ll
—
Deed Of Trust
related
$6,076,400 · Berkadia Commercial Mortgage
—
—
First Lancaster Cap Funding Ll
—
Deed Of Trust
related
$26,796,000 · Capmark Bank
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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