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Property profile & analytics
OFF-MARKET
Estimated value
$13,610,000
Assisted living facilities
295 4th Ave Pompano Beach, FL 33060-6933
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US18-3644381
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1984
Construction
CONCRETE
Total area
38,909 SF
Lot
1.82 ac (79,062 SF)
Zoning code
RM-30
APN
49-42-02-02-1265
UPID
US18-3644381
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
-
The Residence at Pompano Beach Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$12.26M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$14.17M
Blend (final)
Blend
$13.61M
Owner & transaction history
Grand Court W Propco LLC · 5 yrs held
Grand Court W Propco LLC
since 2021
Last sale
$14.0M
4 recorded transactions
Zoning & alternative use
RM-30 · Pompano Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The Multiple Family Residence 30 (RM-30) district is established and intended to accommodate primarily multifamily dwellings (including townhouse development) including community residences and recovery communities at moderately high densities. The district also accommodates single family and two family dwellings, zero lot line development, assisted living f…
Zone name
Multiple Family Residence
General category
RESIDENTIAL
Zone area
217.32 ac
Source
Realmo
Top alternative use upside
Commercial (general)
$20.5M
+51.3%
Office building
$15.5M
+14.3%
Medical building
$13.7M
+0.8%
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 Pompano Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pompano Beach 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
$12,260,000
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)
$13,545,000
Current use
COMMERCIAL (GENERAL)
$20,485,000
Change: +51% · Conversion: Difficult
OFFICE BUILDING
$15,475,000
Change: +14% · Conversion: Difficult
MEDICAL BUILDING
$13,655,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$13.61M
Range $12.25M – $14.97M · ±10% · vs last sale $14.00M (Mar 9 2021)
Last sale anchor
$14.00M
Mar 9 2021
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
$350 / 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
$177,967
Tax year 2023
Assessed value
$8,017,040
Assessed 2023
Previous assessed
$8,021,690
-0.1% YoY
Effective rate
2.22%
On assessed value
Assessed land
$810,390
Assessed improvement
$7,206,650
Land market value
$810,390
Improvement market value
$7,206,650
Total market value
$8,017,040
Applied tax rate
1,512.0000
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
1984
Construction
CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
38,909 SF
Lot
1.82 ac (79,062 SF)
Zoning code
RM-30
APN
49-42-02-02-1265
UPID
US18-3644381
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
RM-30 · Pompano Beach, FLZoning RM-30 · permitted uses
RM-30 · Pompano Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The Multiple Family Residence 30 (RM-30) district is established and intended to accommodate primarily multifamily dwellings (including townhouse development) including community residences and recovery communities at moderately high densities. The district also accommodates single family and two family dwellings, zero lot line development, assisted living facilities, and continuing care retirement communities
Zone name
Multiple Family Residence
General category
RESIDENTIAL
Zone area
217.32 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$13.5M
COMMERCIAL (GENERAL)
Est. value
$20.5M
OFFICE BUILDING
Est. value
$15.5M
MEDICAL BUILDING
Est. value
$13.7M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
MEDICAL BUILDING
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
1984
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.82 ac
Current owner
From public records · entity-resolved
Grand Court W Propco LLC
Entity
Mailing address
2357 60TH ST, BROOKLYN, NY 11204-2689
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 9, 2021
$14,000,000
Grand Court W Propco LLC
Tbg Pompano Alf LLC
Special Warranty Deed
$11,900,000 · Bankwell Bank
Dec 28, 2018
—
Tbg Pompano Alf LLC
—
Loan Modification
related
$4,500,000 · Israel Discount Bk/ny
Jan 14, 2013
—
Tbg Pompano Alf LLC
Jag Holdings Group LLC
Grant Deed
$2,550,000 · Ddob LLC
—
—
Tbg Pompano Alf LLC
—
Loan Modification
related
$6,500,000 · Pacific Wstrn Bk
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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