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Property profile & analytics
OFF-MARKET
Estimated value
$37,085,000
Assisted living facilities
2855 Commercial Blvd, Fort Lauderdale, FL 33309-2973
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US19-0290504
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1988
Construction
CONCRETE
Total area
156,800 SF
Lot
18.11 ac (788,704 SF)
Zoning code
RMH-25
APN
49-42-17-17-0010
UPID
US19-0290504
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
-
Water View Apartments, Apartment Complex
-
Oasis Living Quarters Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$31.18M
Blend (final)
Blend
$37.09M
Owner & transaction history
Lauderdale Commercial Blvd Partners · 3 yrs held
Lauderdale Commercial Blvd Partners
since 2022
Last sale
$39.0M
7 recorded transactions
Zoning & alternative use
RMH-25 · Fort Lauderdale, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$59.5M
+63.2%
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 Lauderdale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fort Lauderdale 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
$39,155,000
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)
$36,445,000
Current use
RETAIL STORES
$59,490,000
Change: +63% · Conversion: Difficult
Blend value · Realmo final
$37.09M
Range $33.38M – $40.79M · ±10% · vs last sale $39.00M (Nov 18 2022)
Last sale anchor
$39.00M
Nov 18 2022
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
$237 / 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
$629,498
Tax year 2023
Assessed value
$24,000,000
Assessed 2023
Previous assessed
$24,933,320
-3.7% YoY
Effective rate
2.62%
On assessed value
Assessed land
$6,309,630
Assessed improvement
$17,690,370
Land market value
$6,309,630
Improvement market value
$17,690,370
Total market value
$24,000,000
Applied tax rate
312.0000
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
1988
Construction
CONCRETE
Heating
NONE
Cooling
YES
Buildings
3
Stories
4
Units
293
Total area
156,800 SF
Lot
18.11 ac (788,704 SF)
Zoning code
RMH-25
APN
49-42-17-17-0010
UPID
US19-0290504
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
RMH-25 · Fort Lauderdale, FL
Zoning RMH-25 · permitted uses
RMH-25 · Fort Lauderdale, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fort Lauderdale. 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
$36.4M
RETAIL STORES
Est. value
$59.5M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RETAIL STORES
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
1988
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
4
Buildings
3
Units
293
Lot
18.11 ac
Current owner
From public records · entity-resolved
Lauderdale Commercial Blvd Partners
Entity
Mailing address
874 WALKER RD STE C, DOVER, DE 19904-2778
Ownership since
2022
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
Nov 18, 2022
$39,000,000
Lauderdale Commercial Blvd Partners
2855 W Commercial Blvd LLC
Special Warranty Deed
$38,100,000 · Ocean Bank
Oct 8, 2021
—
2855 W Commercial Blvd LLC
—
Deed
related
$23,000,000 · X Caliber Funding LLC
Oct 7, 2021
$17,286,300
2855 W Commercial Blvd LLC
S H Thirty Five Propco Willowwood L
Special Warranty Deed
$23,000,000 · X Caliber Funding LLC
May 16, 2006
$48,949,600
Csh Ing Willowwood LP
Aspen Willowwood LLC
Special Warranty Deed
$32,300,000 · Collateral Mortgage Capital LLC
Jan 4, 2002
$3,189,700
Mount Shavano LLC
Mount Shavano LLC
Grant Deed
related
—
Apr 11, 2001
$20,575,000
Mount Shavano LLC
Coury Trust
Grant Deed
$15,705,000 · Key Corporate Capital INC
—
—
Csh-ing Willowwood
—
Deed Of Trust
related
$5,000,000 · Collateral Real Estate Capital
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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