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Property profile & analytics
OFF-MARKET
Estimated value
$7,455,000
Assisted living facilities
303 Royal Oaks Blvd Franklin, TN 37064-8216
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US80-1524570
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1999
Total area
25,753 SF
Lot
5.69 ac (247,856 SF)
APN
094079P C 00102
UPID
US80-1524570
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
-
Beacon Pointe of Franklin Nursing Home
-
Belvedere Commons of Franklin Nursing Home Retirement Community
-
Cameron Wright Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.95M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.95M
Blend (final)
Blend
$7.46M
Owner & transaction history
Bvc Franklin Proeorty LLC · 4 yrs held
Bvc Franklin Proeorty LLC
since 2022
Last sale
$7.2M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$5.4M
+92.6%
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 Franklin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Franklin 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
$9,440,000
ML approach
$7,945,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$5,400,000
Change: +93% · Conversion: Difficult
Blend value · Realmo final
$7.46M
Range $6.71M – $8.20M · ±10% · vs last sale $7.21M (May 6 2022)
Last sale anchor
$7.21M
May 6 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
$289 / 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
$123,101
Tax year 2023
Assessed value
$4,523,800
Assessed 2023
Previous assessed
$4,523,800
+0.0% YoY
Effective rate
2.72%
On assessed value
Assessed land
$1,547,680
Assessed improvement
$2,976,120
Land market value
$3,869,200
Improvement market value
$7,440,300
Total market value
$11,309,500
Applied tax rate
263.0000
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
1999
Heating
YES
Cooling
YES
Buildings
2
Stories
1
Bathrooms
92
Total area
25,753 SF
Lot
5.69 ac (247,856 SF)
APN
094079P C 00102
UPID
US80-1524570
Jurisdiction
WILLIAMSON
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
COMMERCIAL (GENERAL)
Est. value
$5.4M
COMMERCIAL (GENERAL)
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
1999
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Bathrooms
92
Lot
5.69 ac
Current owner
From public records · entity-resolved
Bvc Franklin Proeorty LLC
Entity
Mailing address
7015 BERACASA WAY, BOCA RATON, FL 33433-3453
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 6, 2022
$7,209,795
Bvc Franklin Proeorty LLC
Fkp Franklin Senior Living LLC
Special Warranty Deed
$7,735,000 · Berkadia Commercial Mortgage LLC
Dec 5, 2017
—
Fkp Franklin Senior Living LLC
—
Deed
related
$7,735,000 · Berkadia Commercial Mortgage LLC
Nov 8, 2007
—
Fkp Franklin Senior Living LLC
Franklin Senior Living Ptrs Ll
Quit Claim Deed
related
$9,649,000 · Greystone Servicing Corp
Nov 8, 2007
$8,350,000
Fkp Franklin Senior Living LLC
Franklin Senior Living Ptrs Ll
Grant Deed
—
Mar 30, 2005
—
Franklin Senior Living Ptrs Ll
—
Deed Of Trust
related
$8,250,000 · Greystone Servicing Corp
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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