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Property profile & analytics
OFF-MARKET
Estimated value
$1,405,000
Assisted living facilities
3120 Horseshoe Pike Honey Brook, PA 19344-8666
Individually Owned
22-yr Hold
~
Est. High Equity
Property ID
US73-2829757
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1978
Total area
44,344 SF
Lot
15 ac (653,400 SF)
Zoning code
R1
APN
2208 00690100
UPID
US73-2829757
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
-
Hickory House Nursing Home Nursing Home
-
Ian Becker Pediatrician Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$925k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.88M
Blend (final)
Blend
$1.41M
Owner & transaction history
Hickory House Real Estate Inv · 22 yrs held
Hickory House Real Estate Inv
since 2003
6 recorded transactions
Zoning & alternative use
R1 · Honey Brook, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$2.0M
+26.2%
Industrial (general)
$1.7M
+5.8%
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 Honey Brook submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Honey Brook 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
$925,000
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)
$1,610,000
Current use
APARTMENT HOUSE (5+ UNITS)
$2,030,000
Change: +26% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,700,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$1.41M
Range $1.26M – $1.55M · ±10%
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
$32 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$119,127
Tax year 2024
Assessed value
$3,102,700
Assessed 2024
Previous assessed
$3,102,700
+0.0% YoY
Effective rate
3.84%
On assessed value
Assessed land
$193,750
Assessed improvement
$2,908,950
Land market value
$193,750
Improvement market value
$2,956,210
Total market value
$3,149,960
Applied tax rate
22.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1978
Heating
ELECTRIC
Cooling
WINDOW A/C
Units
53
Total area
44,344 SF
Lot
15 ac (653,400 SF)
Zoning code
R1
APN
2208 00690100
UPID
US73-2829757
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
R1 · Honey Brook, PA
Zoning R1 · permitted uses
R1 · Honey Brook, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Honey Brook. 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
$1.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.0M
INDUSTRIAL (GENERAL)
Est. value
$1.7M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (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
1978
Heating
ELECTRIC
Cooling
Yes
Units
53
Lot
15 ac
Current owner
From public records · entity-resolved
Hickory House Real Estate Inv
Individual
Mailing address
3570 KEITH ST NW, CLEVELAND, TN 37312-4309
Ownership since
2003
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 7, 2011
—
Hickory House R/e Invtrs LLC
—
Deed Of Trust
related
$361,100,000 · General Electric Capital Corp
Jul 13, 2009
—
Hickory House R/e Invtrs LLC
—
Deed Of Trust
related
$83,650,000 · General Electric Capital Corp
May 24, 2005
—
Hickory House R & E Invtrs LLC
—
Deed Of Trust
related
$104,400,000 · General Elec Cap
Oct 28, 2003
—
Hickory House Real Estate Inv
Honey Brook Medical Investors
Grant Deed
$72,000,000 · Capitalsource Finance LLC
—
—
Hickory House R & E Invtrs LLC
—
Loan Modification
related
$100,000,000 · * Other Institutional Lenders
—
—
Hickory House R/e Invtrs LLC
—
Deed Of Trust
related
$22,000,000 · General Electric Capital 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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