Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$815,000
Assisted living facilities
4510 Gtwy Dr Eau Claire, WI 54701-8996
Individually Owned
3-yr Hold
Free & Clear
Property ID
US92-0618035
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2002
Total area
37,367 SF
Lot
4.55 ac (198,402 SF)
Zoning code
R3P
APN
15-3519-R-000
UPID
US92-0618035
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
-
HeatherWood Assisted Living & Memory Care Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$815k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$815k
Owner & transaction history
Joel C Higgins · 3 yrs held
Joel C Higgins
since 2023
7 recorded transactions
Zoning & alternative use
R3P · Eau Claire, WI
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 Eau Claire submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Eau Claire 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
$815,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$815k
Range $734k – $897k · ±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
$22 / 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
$78,406
Tax year 2023
Assessed value
$4,280,000
Assessed 2023
Previous assessed
$4,280,000
+0.0% YoY
Effective rate
1.83%
On assessed value
Assessed land
$500,500
Assessed improvement
$3,779,500
Applied tax rate
1,554.0000
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
2002
Heating
FORCED AIR
Cooling
YES
Stories
2
Units
36
Total area
37,367 SF
Lot
4.55 ac (198,402 SF)
Zoning code
R3P
APN
15-3519-R-000
UPID
US92-0618035
Jurisdiction
EAU CLAIRE
Zoning & alternative use
R3P · Eau Claire, WI
Zoning R3P · permitted uses
R3P · Eau Claire, WI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Eau Claire. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2002
Heating
FORCED AIR
Cooling
Yes
Stories
2
Units
36
Lot
4.55 ac
Current owner
From public records · entity-resolved
Joel C Higgins
Individual
Free & Clear · 3 yrs held
Mailing address
4239 HARLESS RD, EAU CLAIRE, WI 54701-2757
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 17, 2023
—
Joel C Higgins
Lorraine B Higgins Estate
Transfer On Death Deed
related
—
Oct 2, 2019
—
Apc INC
—
Deed
related
$3,500,000 · Bank Of Albuquerque
Sep 27, 2019
—
Apc INC
—
Deed
related
$3,484,040 · Bank Of Albuquerque
Apr 12, 2016
$4,030,000
Apc INC
W Liddell Smith LLC
Warranty Deed
—
Jun 24, 2013
—
W Liddell Smith LLC
—
Trustees Deed
related
$55,000 · Royal Cu
Dec 28, 2012
—
W Liddell Smith LLC
—
Trustees Deed
related
$240,000 · Royal Cu
—
—
W Liddell Smith LLC
—
Deed Of Trust
related
$1,510,784 · Royal Cu
—
—
Apc INC
—
Loan Modification
related
$3,500,000 · Bank Of Albuquerque
—
—
Apc INC
—
Loan Modification
related
$3,484,040 · Bank Of Albuquerque
—
—
W Liddell Smith LLC
—
Deed Of Trust
related
$25,000 · Royal Cu
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 4510 Gtwy Dr?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
