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Property profile & analytics
OFF-MARKET
Estimated value
$4,935,000
Assisted living facilities
3175 Belcher Rd, Dunedin, FL 34698-9400
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US18-5598974
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2001
Construction
CONCRETE BLOCKS
Total area
12,430 SF
Lot
1.94 ac (84,541 SF)
APN
19-28-16-00000-230-0200
UPID
US18-5598974
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
-
Angels Senior Living at Dunedin Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.94M
Blend (final)
Blend
$4.94M
Owner & transaction history
Ct Group 5 LLC · 11 yrs held
Ct Group 5 LLC
since 2014
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$7.8M
+125.1%
Restaurant
$7.0M
+104.6%
Auto repair, garage
$5.1M
+49.6%
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 Dunedin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Dunedin 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
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)
$3,440,000
Current use
COMMERCIAL (GENERAL)
$7,750,000
Change: +125% · Conversion: Difficult
RESTAURANT
$7,040,000
Change: +105% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,145,000
Change: +50% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,560,000
Change: +32% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,450,000
Change: +0% · Conversion: Difficult
Blend value · Realmo final
$4.94M
Range $4.44M – $5.43M · ±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
$397 / 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
$50,016
Tax year 2023
Assessed value
$2,735,000
Assessed 2023
Previous assessed
$2,530,000
+8.1% YoY
Effective rate
1.83%
On assessed value
Land market value
$800,584
Improvement market value
$1,934,416
Total market value
$2,735,000
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
2001
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
AC.PACKAGE
Buildings
2
Stories
1
Units
43
Bathrooms
46
Total area
12,430 SF
Lot
1.94 ac (84,541 SF)
APN
19-28-16-00000-230-0200
UPID
US18-5598974
Jurisdiction
PINELLAS
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$3.4M
COMMERCIAL (GENERAL)
Est. value
$7.8M
RESTAURANT
Est. value
$7.0M
AUTO REPAIR, GARAGE
Est. value
$5.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.5M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
NEIGHBORHOOD: SHOPPING CENTER
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
2001
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Units
43
Bathrooms
46
Lot
1.94 ac
Current owner
From public records · entity-resolved
Ct Group 5 LLC
Entity
Mailing address
1111 ABBEYS WAY, TAMPA, FL 33602-5958
Ownership since
2014
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
Jul 15, 2014
$3,000,000
Ct Group 5 LLC
Rosewood House II INC
Grant Deed
—
Nov 7, 2005
—
Rosewood House II INC
—
Trustees Deed
related
$800,000 · Fifth Third Bank
Aug 3, 1999
$194,000
Rosewood House
Lacasse,mary G & Roland R
Grant Deed
$500,000 · First National Bank Florida
—
—
Rosewood House
—
Deed Of Trust
related
$455,000 · First National Bank Florida
—
—
Rosewood House II INC
—
Deed Of Trust
related
$1,750,000 · Compass Bank
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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