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Property profile & analytics
OFF-MARKET
Estimated value
$19,505,000
Assisted living facilities
31 Woodlee Rd, Staunton, VA 24401-2206
Entity Owned
2-yr Hold
Free & Clear
Property ID
US87-2772804
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2003
Total area
40,626 SF
Lot
8.51 ac (370,783 SF)
Zoning code
R3
APN
9237
UPID
US87-2772804
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
-
Brightview At Baldwin Park Assisted Living Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$19.51M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$19.51M
Owner & transaction history
Baldwin Park Propco LLC · 2 yrs held
Baldwin Park Propco LLC
since 2024
Last sale
$19.5M
5 recorded transactions
Zoning & alternative use
R3 · Staunton, VA
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 Staunton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Staunton 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
$19,505,000
ML approach
$19,505,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$19.51M
Range $17.55M – $21.46M · ±10% · vs last sale $19.50M (Jan 12 2024)
Last sale anchor
$19.50M
Jan 12 2024
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
$480 / 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
$37,425
Tax year 2023
Assessed value
$4,205,100
Assessed 2024
Previous assessed
$4,205,100
+0.0% YoY
Effective rate
0.89%
On assessed value
Assessed land
$265,600
Assessed improvement
$3,939,500
Land market value
$265,600
Improvement market value
$3,939,500
Total market value
$4,205,100
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
2003
Cooling
YES
Rooms
51
Total area
40,626 SF
Lot
8.51 ac (370,783 SF)
Zoning code
R3
APN
9237
UPID
US87-2772804
Jurisdiction
STAUNTON CITY
Zoning & alternative use
R3 · Staunton, VA
Zoning R3 · permitted uses
R3 · Staunton, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Staunton. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2003
Cooling
Yes
Rooms
51
Lot
8.51 ac
Current owner
From public records · entity-resolved
Baldwin Park Propco LLC
Entity
Free & Clear · 2 yrs held
Mailing address
1001 PO BOX 92129TH DR STE #1504, SOUTHLAKE, TX 76092-0102
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
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
Feb 6, 2026
—
Baldwin Park Propco LLC
—
Deed
related
$18,777,000 · Td Bank NA
Jan 12, 2024
$19,504,800
Baldwin Park Propco LLC
Bh Brightview Baldwin Park LLC
Special Warranty Deed
—
Jul 3, 2019
—
Bh Brightview Baldwin Park LLC
—
Deed
related
$17,924 · Synovus Bank
Dec 28, 2007
—
Shp III Baldwin Park LLC
Baldwin Park LLC
Quit Claim Deed
related
—
Dec 28, 2007
$21,600,000
Shp III Baldwin Park LLC
Baldwin Park LLC
Deed
—
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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