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Property profile & analytics
OFF-MARKET
Estimated value
$885,000
Assisted living facilities
259 Pasadena Rd, Millersville, MD 21108-1725
Individually Owned
9-yr Hold
~
Est. High Equity
Property ID
US40-0052087
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1968
Total area
7,356 SF
Lot
1.3 ac (56,628 SF)
Zoning code
R1
APN
03-000-11983400
UPID
US40-0052087
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$887k
Blend (final)
Blend
$885k
Owner & transaction history
James F Roberts · 9 yrs held
James F Roberts
since 2017
7 recorded transactions
Zoning & alternative use
R1 · Millersville, MD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.4M
+8.6%
Auto repair, garage
$1.4M
+8.4%
Industrial (general)
$1.3M
+2.9%
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 Millersville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Millersville 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
by Request
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)
$1,285,000
Current use
RETAIL STORES
$1,400,000
Change: +9% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,395,000
Change: +8% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,325,000
Change: +3% · Conversion: Difficult
RESTAURANT
$1,280,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$1,260,000
Change: -2% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,250,000
Change: -3% · Conversion: Difficult
Blend value · Realmo final
$885k
Range $797k – $974k · ±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
$120 / 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
$12,545
Tax year 2023
Assessed value
$1,148,833
Assessed 2023
Previous assessed
$1,125,167
+2.1% YoY
Effective rate
1.09%
On assessed value
Land market value
$390,000
Improvement market value
$782,500
Total market value
$1,172,500
Applied tax rate
3.0000
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
1968
Heating
ELECTRIC
Cooling
AC.PACKAGE
Stories
1
Units
1
Bathrooms
2
Total area
7,356 SF
Lot
1.3 ac (56,628 SF)
Zoning code
R1
APN
03-000-11983400
UPID
US40-0052087
Jurisdiction
ANNE ARUNDEL
Zoning & alternative use
R1 · Millersville, MD
Zoning R1 · permitted uses
R1 · Millersville, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Millersville. 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
$1.3M
RETAIL STORES
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.4M
INDUSTRIAL (GENERAL)
Est. value
$1.3M
RESTAURANT
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.3M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RETAIL STORES
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
RESTAURANT
OFFICE BUILDING
WAREHOUSE, STORAGE
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
1968
Heating
ELECTRIC
Cooling
Yes
Stories
1
Units
1
Bathrooms
2
Lot
1.3 ac
Current owner
From public records · entity-resolved
James F Roberts
Individual
Mailing address
PO BOX 249, GIBSON ISLAND, MD 21056-0249
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 11, 2020
—
Jhtm LLC
—
Deed
related
$5,600,000 · Sandy Spring Bk
Sep 18, 2018
—
Jhtm LLC
—
Deed
related
$4,614,719 · Sandy Spring Bank
Dec 21, 2017
—
Country Home 3 LLC
—
Deed
related
$100,000 · Washingtonfirst Bk
Mar 23, 2017
—
James F Roberts
Country Home 3 LLC
Grant Deed
—
Jun 6, 2005
$450,000
Country Home 3 LLC
Gossard,john R SR & Anastasia C
Grant Deed
—
—
—
John R Gossard
—
Deed Of Trust
related
$62,000 · Baltimore County Sav Bank Fsb
—
—
Jhtm LLC
—
Loan Modification
related
$5,600,000 · Sandy Spring Bk
—
—
Country Home 3 LLC
—
Deed Of Trust
related
$100,000 · Washingtonfirst Bk
—
—
John R Gossard SR.
—
Deed Of Trust
related
$265,000 · Baltimore County Sav Bank Fsb
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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