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Property profile & analytics
OFF-MARKET
Estimated value
$600,000
Assisted living facilities
2698 Hulen St, Fort Worth, TX 76109-5552
Entity Owned
23-yr Hold
~
Est. High Equity
Property ID
US82-2665993
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1996
Total area
48,829 SF
Lot
3.31 ac (144,314 SF)
APN
40475-3-1R
UPID
US82-2665993
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
-
Brookdale Tanglewood Oaks Nursing Home Retirement Community
-
Emeritus at Tanglewood Oaks Nursing Home Retirement Community
-
Beth Fulton Pt Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$615k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$586k
Blend (final)
Blend
$600k
Owner & transaction history
Fretus Investors Fort Worth LP · 23 yrs held
Fretus Investors Fort Worth LP
since 2002
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 Fort Worth submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fort Worth 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
$615,000
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)
$700,000
Current use
Blend value · Realmo final
$600k
Range $540k – $660k · ±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
$12 / 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
$93,649
Tax year 2023
Assessed value
$4,247,000
Assessed 2024
Previous assessed
$4,138,700
+2.6% YoY
Effective rate
2.21%
On assessed value
Assessed land
$1,645,419
Assessed improvement
$2,601,581
Land market value
$1,645,419
Improvement market value
$2,601,581
Total market value
$4,247,000
Applied tax rate
223.0000
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
1996
Heating
NONE
Stories
1
Total area
48,829 SF
Lot
3.31 ac (144,314 SF)
APN
40475-3-1R
UPID
US82-2665993
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
$700,000
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
1996
Heating
NONE
Stories
1
Lot
3.31 ac
Current owner
From public records · entity-resolved
Fretus Investors Fort Worth LP
Entity
Mailing address
3131 ELLIOTT AVE STE #500, SEATTLE, WA 98121-1032
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2002
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 14, 2022
—
Fretus Investors Fort Worth LLC
—
Deed
related
$230,000,000 · Capital One Bank NA
Mar 15, 2007
—
Investors Fort Worth Fretus
—
Deed Of Trust
related
$140,000,000 · Capmark Bank
Oct 11, 2002
—
Fretus Investors Fort Worth LP
Forum-ngh INC
Grant Deed
$45,000,000 · Column Financial INC
—
—
Fretus Investors Fort Worth LP
—
Deed Of Trust
related
$10,864,000 · Berkadia Com'l Mtg
—
—
Fretus Investors Fort Worth LP
—
Deed Of Trust
related
$10,864,000 · Berkadia Com'l Mtg
—
—
Investors Fort Worth Fretus
—
Deed Of Trust
related
$7,910,000 · Capmark Bank
—
—
Investors Fort Worth Fretus
—
Deed Of Trust
related
$2,098,000 · Gmac Commercial Mortgage 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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