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Property profile & analytics
OFF-MARKET
Estimated value
$760,000
Assisted living facilities
4680 Bellwether Ln Oxford, FL 34484-2932
Individually Owned
10-yr Hold
Free & Clear
Property ID
US18-7920395
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2013
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
32,469 SF
Lot
7.41 ac (322,780 SF)
APN
D08F002
UPID
US18-7920395
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 Carriage House Gracious Retirement Living Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$660k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$859k
Blend (final)
Blend
$760k
Owner & transaction history
Sumter Retirement Residence Ll · 10 yrs held
Sumter Retirement Residence Ll
since 2016
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 Oxford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Oxford 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
$660,000
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)
$605,000
Current use
Blend value · Realmo final
$760k
Range $684k – $836k · ±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
$23 / 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
$199,969
Tax year 2023
Assessed value
$15,128,250
Assessed 2023
Previous assessed
$15,103,550
+0.2% YoY
Effective rate
1.32%
On assessed value
Assessed land
$2,105,560
Assessed improvement
$13,022,690
Land market value
$2,105,560
Improvement market value
$13,022,690
Total market value
$15,128,250
Applied tax rate
2,002.0000
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
2013
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Buildings
4
Stories
3
Total area
32,469 SF
Lot
7.41 ac (322,780 SF)
APN
D08F002
UPID
US18-7920395
Jurisdiction
SUMTER
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$605,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
2013
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
3
Buildings
4
Lot
7.41 ac
Current owner
From public records · entity-resolved
Sumter Retirement Residence Ll
Individual
Free & Clear · 10 yrs held
Mailing address
9310 NE VANCOUVER MALL DR, VANCOUVER, WA 98662-8202
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 15, 2019
—
Sumter Retirement Res LLC
—
Loan Modification
related
$989,960,000 · Berkadia Com'l Mtg
Sep 21, 2017
—
Sumter Retirement Residence Ll
—
Deed
related
$951,495,000 · Berkadia Com'l Mtg
Mar 7, 2016
$10,000
Sumter Retirement Residence Ll
Oxford Land LLC
Warranty Deed
—
Mar 7, 2016
—
Sumter Retirement Residence Ll
Oxford Land LLC
Quit Claim Deed
related
—
Dec 26, 2014
—
Sumter Retirement Residence Ll
—
Loan Modification
related
$29,600,000 · Miscellaneous Ins Co
Jan 31, 2012
—
Sumter Retirement Residence Ll
—
Grant Deed
related
$3,440,000 · Hawkridge Investment LLC
Nov 10, 2011
$3,688,666
Sumter Retirement Residence Ll
Maricamp LLC
Warranty Deed
—
Oct 20, 2008
—
City Of Wildwood
Maricamp LLC
Warranty Deed
related
—
Jun 23, 2005
$3,640,000
Maricamp LLC
Smith,debra A
Grant Deed
$465,225 · Amsouth Bk/pensacola
Apr 11, 2005
$750,000
Open Bible Ev Lutheran Ch Of Vill
Smith,debra A
Grant Deed
related
—
—
—
Sumter Retirement Residence Ll
—
Loan Modification
related
$14,800,000 · Miscellaneous Ins Co
—
—
Sumter Retirement Residence Ll
—
Loan Modification
related
$14,800,000 · Miscellaneous Ins Co
—
—
Sumter Retirement Residence Ll
—
Deed Of Trust
related
$12,020,000 · Bank Of America California 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.
Try Rey
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