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Property profile & analytics
OFF-MARKET
Estimated value
$52,565,000
Assisted living facilities
2815 Westlake Dr Sioux Falls, SD 57106-8529
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US79-0096216
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2016
Construction
FRAME
Total area
55,998 SF
Lot
5.42 ac (235,921 SF)
Zoning code
FP;FP
APN
89003
UPID
US79-0096216
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
by Request
Blend (final)
Blend
$52.57M
Owner & transaction history
Lake Lorraine LLC · 2 yrs held
Lake Lorraine LLC
since 2023
Last sale
$48.5M
1 recorded transaction
Zoning & alternative use
FP;FP · Sioux Falls, SD
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 Sioux Falls submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sioux Falls 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
$60,690,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$52.57M
Range $47.31M – $57.82M · ±10% · vs last sale $48.50M (Oct 2 2023)
Last sale anchor
$48.50M
Oct 2 2023
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
$939 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$429,235
Tax year 2022
Assessed value
$23,606,100
Assessed 2022
Previous assessed
$23,606,100
+0.0% YoY
Effective rate
1.82%
On assessed value
Assessed land
$2,005,200
Assessed improvement
$21,600,900
Applied tax rate
90,495.0000
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
2016
Construction
FRAME
Heating
YES
Cooling
CENTRAL
Stories
4
Units
140
Total area
55,998 SF
Lot
5.42 ac (235,921 SF)
Zoning code
FP;FP
APN
89003
UPID
US79-0096216
Jurisdiction
MINNEHAHA
Zoning & alternative use
FP;FP · Sioux Falls, SD
Zoning FP;FP · permitted uses
FP;FP · Sioux Falls, SD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sioux Falls. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2016
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
4
Units
140
Lot
5.42 ac
Current owner
From public records · entity-resolved
Lake Lorraine LLC
Entity
Mailing address
1107 HAZELTINE BLVD, CHASKA, MN 55318-1009
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 2, 2023
$48,500,000
Lake Lorraine LLC
Shp V Ryan Lake Lorraine LLC
Special Warranty Deed
$34,629,000 · Us Bank NA
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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