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Property profile & analytics
OFF-MARKET
Estimated value
$1,960,000
Assisted living facilities
3428 Gulf Breeze Pkwy Gulf Breeze, FL 32563-1400
Entity Owned
5-yr Hold
Free & Clear
Property ID
US18-5319473
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2001
Construction
WOOD
Total area
46,208 SF
Lot
1.03 ac (44,997 SF)
Zoning code
HCD
APN
29-2S-28-0000-03608-0000
UPID
US18-5319473
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
-
Sharon P. Hall, PT Physician
-
SABRINA GAIL EVANS Pediatrician Physician
-
TLC Rehab Inc - Gulf Breeze Courtyard Medical Clinic
-
Lynda Voronin Physician
-
Donald Grant Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.89M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.96M
Owner & transaction history
Sabra Health Care Holdings III · 5 yrs held
Sabra Health Care Holdings III
since 2021
Last sale
$2.0M
2 recorded transactions
Zoning & alternative use
HCD · Gulf Breeze, 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 Gulf Breeze submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gulf Breeze 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
$1,550,000
ML approach
$1,885,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,665,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$1.96M
Range $1.76M – $2.16M · ±10% · vs last sale $2.00M (Mar 16 2021)
Last sale anchor
$2.00M
Mar 16 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
$42 / 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
$50,275
Tax year 2023
Assessed value
$3,579,172
Assessed 2023
Previous assessed
$3,553,566
+0.7% YoY
Effective rate
1.40%
On assessed value
Assessed land
$369,150
Assessed improvement
$3,210,022
Land market value
$369,150
Improvement market value
$3,210,022
Total market value
$3,579,172
Applied tax rate
14.0000
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
2001
Construction
WOOD
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Units
61
Rooms
72
Bathrooms
64
Total area
46,208 SF
Lot
1.03 ac (44,997 SF)
Zoning code
HCD
APN
29-2S-28-0000-03608-0000
UPID
US18-5319473
Jurisdiction
SANTA ROSA
Zoning & alternative use
HCD · Gulf Breeze, FL
Zoning HCD · permitted uses
HCD · Gulf Breeze, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gulf Breeze. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE
Est. value
$2.7M
WAREHOUSE, STORAGE
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
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
2
Units
61
Rooms
72
Bathrooms
64
Lot
1.03 ac
Current owner
From public records · entity-resolved
Sabra Health Care Holdings III
Entity
Free & Clear · 5 yrs held
Mailing address
18500 VON KARMAN AVE STE #550, IRVINE, CA 92612-0539
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 16, 2021
$2,000,000
Sabra Health Care Holdings III
Gulf Breeze Real Estate Investments
Special Warranty Deed
—
Jun 1, 2007
$4,800,000
Pvha Of Sims-gulf Breeze LLC
Asbury Place Of Gulf Breeze INC
Grant Deed
$4,155,000 · Merrill Lynch Capital
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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