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Property profile & analytics
OFF-MARKET
Estimated value
$1,610,000
Assisted living facilities
4410 Gulf Breeze Pkwy Gulf Breeze, FL 32563-8130
Individually Owned
10-yr Hold
~
Est. High Equity
Property ID
US18-2279151
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
106,469 SF
Lot
4.1 ac (178,640 SF)
Zoning code
HCD
APN
27-2S-28-0000-00410-0000
UPID
US18-2279151
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
-
The Beacon at Gulf Breeze Nursing Home Retirement Community
-
TLC Rehab Medical Clinic
-
Paraschiva Farness Physician
-
Danielle Pouti Physician
-
Judy Kuhn Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.61M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.61M
Owner & transaction history
Chp Gulf Breeze Fl Senior Livi · 10 yrs held
Chp Gulf Breeze Fl Senior Livi
since 2015
6 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
by Request
ML approach
$1,610,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.61M
Range $1.45M – $1.77M · ±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
$15 / 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
$163,517
Tax year 2023
Assessed value
$12,641,785
Assessed 2023
Previous assessed
$10,658,065
+18.6% YoY
Effective rate
1.29%
On assessed value
Assessed land
$625,748
Assessed improvement
$12,016,037
Land market value
$625,748
Improvement market value
$12,016,037
Total market value
$12,641,785
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
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Units
108
Rooms
142
Bathrooms
114
Total area
106,469 SF
Lot
4.1 ac (178,640 SF)
Zoning code
HCD
APN
27-2S-28-0000-00410-0000
UPID
US18-2279151
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.
Building & site characteristics
From public records
Year built
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Units
108
Rooms
142
Bathrooms
114
Lot
4.1 ac
Current owner
From public records · entity-resolved
Chp Gulf Breeze Fl Senior Livi
Individual
Mailing address
2528 BARRINGTON CIR #2, TALLAHASSEE, FL 32308-3888
Ownership since
2015
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
Jul 31, 2015
$30,000,000
Chp Gulf Breeze Fl Senior Livi
Shi Gulf Breeze LLC
Grant Deed
—
Feb 1, 2012
$24,000,000
Shi Gulf Breeze LLC
Twin Palms LLC
Grant Deed
—
Jun 6, 2007
$1,550,000
Twin Palms LLC
Qsl LLC
Warranty Deed
$1,550,000 · J L Holloway
Feb 17, 2006
$1,104,000
Qsl LLC
Stanley A Smith
Special Warranty Deed
$1,000,000 · Hancock Bank Of Florida
Jul 20, 2004
$395,000
Stanley A Smith
Lakeview Center INC
Warranty Deed
$281,000 · Southtrust Bank NA
—
—
Twin Palms LLC
—
Deed Of Trust
related
$14,400,000 · 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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