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Property profile & analytics
OFF-MARKET
Estimated value
$3,200,000
Assisted living facilities
450 Oviedo Blvd Oviedo, FL 32765-3508
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US18-6544707
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2016
Construction
CONCRETE BLOCKS
Total area
11,216 SF
Lot
1.34 ac (58,327 SF)
APN
15-21-31-300-012B-0000
UPID
US18-6544707
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
-
Memory Lane Cottage Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.20M
Owner & transaction history
450 Oviedo Blvd LLC · 1 yrs held
450 Oviedo Blvd LLC
since 2025
Last sale
$3.2M
4 recorded transactions
Zoning & alternative use
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 Oviedo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Oviedo 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
$2,130,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$5,180,000
Change: 0% · Conversion: Difficult
WAREHOUSE, STORAGE
$3,105,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,975,000
Change: 0% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,490,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$2,385,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$2,130,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$3.20M
Range $2.88M – $3.52M · ±10% · vs last sale $3.20M (May 12 2025)
Last sale anchor
$3.20M
May 12 2025
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
$285 / 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
$32,638
Tax year 2023
Assessed value
$2,026,445
Assessed 2023
Previous assessed
$2,018,435
+0.4% YoY
Effective rate
1.61%
On assessed value
Land market value
$600,830
Improvement market value
$1,425,615
Total market value
$2,026,445
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
2016
Construction
CONCRETE BLOCKS
Heating
NONE
Stories
1
Total area
11,216 SF
Lot
1.34 ac (58,327 SF)
APN
15-21-31-300-012B-0000
UPID
US18-6544707
Jurisdiction
SEMINOLE
Zoning & alternative use
Zoning · permitted uses
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
AUTO REPAIR, GARAGE
Est. value
$5.2M
WAREHOUSE, STORAGE
Est. value
$3.1M
COMMERCIAL (GENERAL)
Est. value
$3.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.5M
OFFICE BUILDING
Est. value
$2.4M
RETAIL STORES
Est. value
$2.1M
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
2016
Construction
CONCRETE BLOCKS
Heating
NONE
Stories
1
Lot
1.34 ac
Current owner
From public records · entity-resolved
450 Oviedo Blvd LLC
Entity
Mailing address
999 PONCE DE LEON BLVD STE #950, CORAL GABLES, FL 33134-3047
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 12, 2025
$3,200,000
450 Oviedo Blvd LLC
Memory Lane Cottage At Oviedo LLC
Special Warranty Deed
$175,000 · Florida Business Development Corpor
Sep 18, 2017
—
Memory Lane Cottage Of Oviedo LLC
—
Loan Modification
related
$10,250,000 · Florida Cmnty Bk NA
May 20, 2015
—
City Of Oviedo
Memory Lane Cottage Of Oviedo LLC
Warranty Deed
—
Mar 4, 2015
$495,000
Memory Lane Cottage Of Oviedo LLC
Evans Groves INC
Grant Deed
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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