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Property profile & analytics
OFF-MARKET
Estimated value
$1,410,000
Assisted living facilities
420 Riverside Dr Pompano Beach, FL 33062-5035
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US18-8792965
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1978
Construction
CONCRETE
Total area
3,801 SF
Lot
0.19 ac (8,232 SF)
Zoning code
RM-45
APN
48-43-31-12-0202
UPID
US18-8792965
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
-
Christallis Manor III LLC Nursing Home Retirement Community
-
Sunset By the Sea Nursing Home Retirement Community
-
Lisa's Tax Service Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.62M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.41M
Blend (final)
Blend
$1.41M
Owner & transaction history
Christallis Manor LLC · 5 yrs held
Christallis Manor LLC
since 2021
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
RM-45 · Pompano Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The Multiple Family Residence 45 (RM-45) district is established and intended to accommodate primarily multifamily dwellings (including townhouse development) including community residences and recovery communities at high densities. The district also accommodates single family and two family dwellings, zero lot line development, assisted living facilities,…
Zone name
Multiple Family Residence
General category
RESIDENTIAL
Zone area
1,045.82 ac
Source
Realmo
Top alternative use upside
Office building
$1.5M
+14.3%
Medical building
$1.3M
+0.8%
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 Pompano Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pompano Beach 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
$1,510,000
ML approach
$1,620,000
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)
$1,325,000
Current use
OFFICE BUILDING
$1,510,000
Change: +14% · Conversion: Difficult
MEDICAL BUILDING
$1,335,000
Change: +1% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,170,000
Change: -12% · Conversion: Difficult
RETAIL STORES
$1,135,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.41M
Range $1.27M – $1.55M · ±10% · vs last sale $1.25M (Feb 2 2021)
Last sale anchor
$1.25M
Feb 2 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
$371 / 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
$17,815
Tax year 2023
Assessed value
$800,420
Assessed 2023
Previous assessed
$800,420
+0.0% YoY
Effective rate
2.23%
On assessed value
Assessed land
$329,860
Assessed improvement
$470,560
Land market value
$329,860
Improvement market value
$470,560
Total market value
$800,420
Applied tax rate
1,511.0000
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
1978
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Bathrooms
6
Total area
3,801 SF
Lot
0.19 ac (8,232 SF)
Zoning code
RM-45
APN
48-43-31-12-0202
UPID
US18-8792965
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
RM-45 · Pompano Beach, FLZoning RM-45 · permitted uses
RM-45 · Pompano Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The Multiple Family Residence 45 (RM-45) district is established and intended to accommodate primarily multifamily dwellings (including townhouse development) including community residences and recovery communities at high densities. The district also accommodates single family and two family dwellings, zero lot line development, assisted living facilities, and continuing care retirement communities.
Zone name
Multiple Family Residence
General category
RESIDENTIAL
Zone area
1,045.82 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.2M
RETAIL STORES
Est. value
$1.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
OFFICE BUILDING
MEDICAL BUILDING
WAREHOUSE, STORAGE
RETAIL STORES
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
1978
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
6
Lot
0.19 ac
Current owner
From public records · entity-resolved
Christallis Manor LLC
Entity
Mailing address
420 N RIVERSIDE DR, POMPANO BEACH, FL 33062-5035
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 2, 2021
$1,250,000
Christallis Manor LLC
Beachside Properties Holding LLC
Warranty Deed
$1,235,000 · Maria Isabel Castelo Etal
Dec 13, 2017
$900,000
Beachside Props Holding LLC
Riverside Alf INC
Warranty Deed
$630,000 · Home Fed'l Bk/hollywood
Jun 21, 2005
$735,000
Riverside Alf INC
Laura Grahl
Warranty Deed
$588,000 · Business Loan Center LLC
Oct 21, 2002
—
Laura Grahl
Greenstein,michael D
Quit Claim Deed
related
—
Mar 29, 2002
$400,000
Laura Grahl
Redevgroup INC
Grant Deed
$320,000 · Indymac Bank Fsb
Feb 22, 2002
$650,000
Redevgroup INC
Nlfc 1998-1 Belair LLC
Grant Deed
$450,000 · Michael R Carpenter
—
—
Laura Grahl
—
Deed Of Trust
related
$50,000 · Wachovia Bank NA
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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