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Property profile & analytics
OFF-MARKET
Estimated value
$1,235,000
Assisted living facilities
3200 Waterfield Dr, Garner, NC 27529-7727
Entity Owned
4-yr Hold
Free & Clear
Property ID
US53-1986230
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2012
Construction
BRICK
Total area
63,602 SF
Lot
14.8 ac (644,688 SF)
Zoning code
CMX
APN
1730.03-02-3062 0377121
UPID
US53-1986230
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
-
Strategic Behavioral Center - Raleigh Medical Clinic
-
Ijaz Rasul, MD Physician
-
Compass Health Systems Medical Clinic
-
Karen Brown Jones Physician
-
Raleigh Oaks Behavioral Health Crisis Center Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.10M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.37M
Blend (final)
Blend
$1.24M
Owner & transaction history
Garmer Behavioral Hospital LLC · 4 yrs held
Garmer Behavioral Hospital LLC
since 2022
4 recorded transactions
Zoning & alternative use
CMX · Garner, NC
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 Garner submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Garner 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
$1,095,000
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)
$1,640,000
Current use
Blend value · Realmo final
$1.24M
Range $1.11M – $1.36M · ±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
$19 / 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
$125,419
Tax year 2023
Assessed value
$9,767,847
Assessed 2023
Previous assessed
$9,767,847
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$1,222,032
Assessed improvement
$8,545,815
Land market value
$1,222,032
Improvement market value
$8,545,815
Total market value
$9,767,847
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
2012
Construction
BRICK
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
92
Total area
63,602 SF
Lot
14.8 ac (644,688 SF)
Zoning code
CMX
APN
1730.03-02-3062 0377121
UPID
US53-1986230
Jurisdiction
WAKE
Zoning & alternative use
CMX · Garner, NC
Zoning CMX · permitted uses
CMX · Garner, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Garner. 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
2012
Construction
BRICK
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
92
Lot
14.8 ac
Current owner
From public records · entity-resolved
Garmer Behavioral Hospital LLC
Entity
Free & Clear · 4 yrs held
Mailing address
389 NICHOL ML LN STE #100, FRANKLIN, TN 37067-4887
Mailing matches property
Yes
Owner-occupied
Yes
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 2, 2022
—
Garner Behavioral Hospital LLC
—
Deed
related
$20,000,000 · Jefferies Finance LLC
Mar 22, 2022
—
Garmer Behavioral Hospital LLC
Sbh Raleigh LLC
Correction Deed
related
—
Aug 20, 2018
—
Sbh Raleigh LLC
—
Loan Modification
related
$18,472,976 · Fifth Third Bk
Jul 1, 2011
$1,189,500
Sbh Raleigh LLC
Greenfield 40 Associates LLC
Warranty Deed
$5,200,000 · Fifth Third 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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