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Property profile & analytics
OFF-MARKET
Estimated value
$10,875,000
Assisted living facilities
3343 Berryhill Rd Pace, FL 32571-9370
Entity Owned
4-yr Hold
Property ID
US18-2594066
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2019
Construction
WOOD
Total area
51,329 SF
Lot
5.65 ac (246,201 SF)
Zoning code
HCD
APN
32-2N-29-0000-01400-0000
UPID
US18-2594066
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.01M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.88M
Owner & transaction history
Arcadia Of Pace Prop LLC · 4 yrs held
Arcadia Of Pace Prop LLC
since 2021
Last sale
$12.8M
6 recorded transactions
Zoning & alternative use
HCD · Pace, FL
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 Pace submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pace 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
$9,915,000
ML approach
$8,010,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$8,630,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$10.88M
Range $9.79M – $11.96M · ±10% · vs last sale $12.79M (Oct 14 2021)
Last sale anchor
$12.79M
Oct 14 2021
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
$212 / 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
$110,817
Tax year 2023
Assessed value
$8,462,720
Assessed 2023
Previous assessed
$8,453,800
+0.1% YoY
Effective rate
1.31%
On assessed value
Assessed land
$993,881
Assessed improvement
$7,468,839
Land market value
$993,881
Improvement market value
$7,468,839
Total market value
$8,462,720
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
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
2019
Construction
WOOD
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Units
64
Rooms
117
Bathrooms
71
Total area
51,329 SF
Lot
5.65 ac (246,201 SF)
Zoning code
HCD
APN
32-2N-29-0000-01400-0000
UPID
US18-2594066
Jurisdiction
SANTA ROSA
Zoning & alternative use
HCD · Pace, FL
Zoning HCD · permitted uses
HCD · Pace, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pace. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$8.6M
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
2019
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
2
Units
64
Rooms
117
Bathrooms
71
Lot
5.65 ac
Current owner
From public records · entity-resolved
Arcadia Of Pace Prop LLC
Entity
Mailing address
4360 BROWNSBORO RD STE #305, LOUISVILLE, KY 40207-1642
Ownership since
2021
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
Oct 14, 2021
$12,789,700
Arcadia Of Pace Prop LLC
Berryhull Holdings LLC
Special Warranty Deed
$11,050,000 · Merchants Bank Of Indiana
Jul 31, 2018
$725,000
Serryhill Holdings LLC
Crimson Berryhill Road LLC
Special Warranty Deed
$8,530,420 · Ameris Bank
Apr 2, 2013
$577,400
Crimson Berryhill Road LLC
Synovus Bk
Grant Deed
—
Aug 18, 2010
$4,745,000
Synovus Bk
Harrell Downey Properties LLC
Deed In Lieu Of Foreclosure
related
—
Sep 17, 2007
$2,450,000
Santa Rosa County Florida
Harrell Downey Properties LLC
Warranty Deed
—
Jun 22, 2005
$1,300,000
Harrell Downey Properties LLC
Nowling,larry W & Barbara L
Warranty Deed
$1,329,237 · Bank Of Pensacola
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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