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Property profile & analytics
OFF-MARKET
Estimated value
$465,000
Assisted living facilities
4607 California Pkwy Forest Hill, TX 76119-7571
Entity Owned
4-yr Hold
Free & Clear
Property ID
US83-3056068
Property summary
AI-generated overview
Vincent Victoria Assisted Living is a senior housing assisted living facility with 60 units, located in the south suburbs of Fort Worth, Texas, with access to downtown and surrounding communities via I-20/I-820. The facility is housed in a well-maintained building that includes two interior courtyards, administrative offices, a welcome lobby with a reception desk, a commercial kitchen, a dining room, and an on-site laundry room equipped with washers and dryers. The site is zoned to allow multifamily development.
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1971
Total area
27,832 SF
Lot
2.02 ac (87,861 SF)
APN
A 261-9B
UPID
US83-3056068
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$465k
Owner & transaction history
4607 East California Abl I Holdings · 4 yrs held
4607 East California Abl I Holdings
since 2022
7 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 Forest Hill submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Forest Hill 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$465k
Range $419k – $512k · ±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
$17 / 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
$37,746
Tax year 2023
Assessed value
$1,650,000
Assessed 2024
Previous assessed
$1,650,000
+0.0% YoY
Effective rate
2.29%
On assessed value
Assessed land
$263,580
Assessed improvement
$1,386,420
Land market value
$263,580
Improvement market value
$1,386,420
Total market value
$1,650,000
Applied tax rate
224.0000
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
1971
Heating
NONE
Stories
1
Total area
27,832 SF
Lot
2.02 ac (87,861 SF)
APN
A 261-9B
UPID
US83-3056068
Jurisdiction
TARRANT
Metro division
FORT WORTH-ARLINGTON, TX METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1971
Heating
NONE
Stories
1
Lot
2.02 ac
Current owner
From public records · entity-resolved
4607 East California Abl I Holdings
Entity
Free & Clear · 4 yrs held
Mailing address
4607 E CALIFORNIA PKWY, FOREST HILL, TX 76119-7571
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 15, 2022
—
4607 East California Abl I Holdings
Pender Abl I Holdings Ubi LLC
Warranty Deed
—
May 16, 2019
—
Pender West Credit 1 Reit LLC
Beldock Neil|healthcore System Mgmt LLC
Trustees Deed
related
—
Apr 1, 2019
—
Healthcore System Mgmt LLC
Paramount Cap Invs LLC
Warranty Deed
related
—
Jan 24, 2018
—
Healthcore System Mgmt LLC
Premiership LLC
Grant Deed
related
—
Oct 3, 2017
$160,006
Premiership LLC
Cook Darrell W|healthcore System Mgmt LLC
Trustees Deed
related
—
Aug 1, 2017
—
Healthcore System Mgmt LLC
—
Trustees Deed
related
$100,000 · Sue Hwang
May 2, 2017
—
Healthcore Systems Mgmt LLC
—
Trustees Deed
related
$1,000,000 · Shan Nandlal
Mar 7, 2017
—
Paramount Cap Invs LLC
Healthcore System Mgmt LLC
Quit Claim Deed
related
—
Mar 1, 2017
—
Healthcore System Mgmt LLC
—
Trustees Deed
related
$100,000 · Sue Hwang
Jun 20, 2016
—
Healthcore System Mgmt LLC
—
Deed
related
$400,000 · Westbound Bk
Apr 17, 2008
—
Healthcore System Mgmt LLC
Karan Associates LLC
Grant Deed
—
—
—
Healthcore System Mgmt LLC
—
Deed Of Trust
related
—
—
—
Healthcore System Mgmt LLC
—
Deed Of Trust
related
$21,344 · Property Tax Solutions
—
—
Healthcore System Mgmt LLC
—
Deed Of Trust
related
$400,000 · Westbound Bk
—
—
Healthcore System Mgmt LLC
—
Deed Of Trust
related
$1,688,500 · Westbound Bk
—
—
Healthcore System Mgmt LLC
—
Deed Of Trust
related
$46,367 · Property Tax Solutions
—
—
Healthcore System Mgmt LLC
—
Deed Of Trust
related
$100,000 · Nhon Nguyen Md & Anh Nong Md I
—
—
Healthcore System Mgmt LLC
—
Deed Of Trust
related
$26,101 · Property Tax Solutions
—
—
Healthcore System Mgmt LLC
—
Deed Of Trust
related
$1,688,500 · Westbound Bk
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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