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Property profile & analytics
OFF-MARKET
Estimated value
$855,000
Assisted living facilities
3922 Riv Dr Corpus Christi, TX 78410-5725
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US82-5403072
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1994
Total area
36,523 SF
Lot
4.47 ac (194,583 SF)
Zoning code
B-4
APN
9403-0003-0070
UPID
US82-5403072
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
-
River Ridge Nursing & Rehabilitation Nursing Home
-
BRENT LEE PENNINGTON Pediatrician Physician
-
SHAHAB AHMAD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$840k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$869k
Blend (final)
Blend
$855k
Owner & transaction history
Touchstone Realty Corpus LLC · 4 yrs held
Touchstone Realty Corpus LLC
since 2021
7 recorded transactions
Zoning & alternative use
B-4 · Corpus Christi, TX
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 Corpus Christi submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Corpus Christi 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
$840,000
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)
$715,000
Current use
Blend value · Realmo final
$855k
Range $770k – $941k · ±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
$23 / 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
$148,630
Tax year 2023
Assessed value
$4,700,000
Assessed 2024
Previous assessed
$6,512,677
-27.8% YoY
Effective rate
3.16%
On assessed value
Assessed land
$583,797
Assessed improvement
$4,116,203
Land market value
$583,797
Improvement market value
$4,116,203
Total market value
$4,700,000
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
1994
Heating
CENTRAL
Cooling
CENTRAL
Total area
36,523 SF
Lot
4.47 ac (194,583 SF)
Zoning code
B-4
APN
9403-0003-0070
UPID
US82-5403072
Jurisdiction
NUECES
Zoning & alternative use
B-4 · Corpus Christi, TXZoning B-4 · permitted uses
B-4 · Corpus Christi, TX
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
$715,000
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
1994
Heating
CENTRAL
Cooling
Yes
Lot
4.47 ac
Current owner
From public records · entity-resolved
Touchstone Realty Corpus LLC
Entity
Mailing address
250 W NOTTINGHAM DR STE #200, SAN ANTONIO, TX 78209-1896
Mailing matches property
Yes
Owner-occupied
Yes
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 20, 2021
—
Touchstone Realty Corpus LLC
Snf 3922 W River Ridge LLC
Venders Lien
$20,300,000 · Jefferson Bank
Apr 5, 2019
—
Snf 3922 W River Ridge LLC
Sabra Texas Holdings LP
Special Warranty Deed
$18,487,400 · Capital Funding
Dec 12, 2017
—
Sabra Texas Holdings LP
Ccp River Ridge 7602 LLC
Grant Deed
—
Aug 20, 2015
—
Ccp River Ridge 7602 LLC
Nh Texas Properties LP
Warranty Deed
—
Aug 2, 2010
—
Nh Texas Properties LP
Granite Crw LLC
Grant Deed
—
Mar 23, 2010
—
Granite Crw LLC
Granite Murrieta LLC
Quit Claim Deed
—
Sep 1, 2006
—
Yadah Yadah Yadah LLC
Cc Acquisition Partners
Grant Deed
—
Jun 30, 2006
—
Cc Acquisition Partners
Deere River Ridge Property Ltd
Grant Deed
—
Feb 22, 2002
—
Deere River Ridge Property
Tancahua Ltd
Grant Deed
$2,818,600 · American Bank
—
—
Deere River Ridge Properties
—
Deed Of Trust
related
$782,000 · American Bank
—
—
Deere River Ridge Property Ltd
—
Deed Of Trust
related
$803,857 · American Bank
—
—
Deere River Ridge Property Ltd
—
Deed Of Trust
related
$880,712 · American Bank
—
—
Deere River Ridge Property Ltd
—
Deed Of Trust
related
$40,238 · American 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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