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Property profile & analytics
OFF-MARKET
Estimated value
$2,010,000
Assisted living facilities
500 Sandy Bank Rd Media, PA 19063-1303
Individually Owned
17-yr Hold
~
Est. High Equity
Property ID
US73-5869713
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1999
Total area
114,900 SF
Lot
16.9 ac (736,164 SF)
APN
35-00-00500-02
UPID
US73-5869713
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
-
Rose Tree Place Retirement Community
-
Watermark at Rose Tree Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.01M
Owner & transaction history
U S Reif Watermark Rose Tree Place · 17 yrs held
U S Reif Watermark Rose Tree Place
since 2008
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.9M
+56.4%
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 Media submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Media 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
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$1,875,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,930,000
Change: +56% · Conversion: Difficult
Blend value · Realmo final
$2.01M
Range $1.81M – $2.21M · ±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 2024Property tax & assessments
Tax year 2024
Tax billed
$416,981
Tax year 2024
Assessed value
$20,122,340
Assessed 2024
Previous assessed
$20,122,340
+0.0% YoY
Effective rate
2.07%
On assessed value
Assessed land
$1,641,750
Assessed improvement
$18,480,590
Total market value
$20,122,340
Applied tax rate
3,510.0000
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
1999
Heating
NONE
Cooling
CENTRAL
Units
131
Total area
114,900 SF
Lot
16.9 ac (736,164 SF)
APN
35-00-00500-02
UPID
US73-5869713
Jurisdiction
DELAWARE
Metro division
PHILADELPHIA, PA 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
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.9M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
NEIGHBORHOOD: SHOPPING CENTER
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
1999
Heating
NONE
Cooling
Yes
Units
131
Lot
16.9 ac
Current owner
From public records · entity-resolved
U S Reif Watermark Rose Tree Place
Individual
Mailing address
1270 SOLDIERS FLD RD, BOSTON, MA 02135-1003
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2008
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
Oct 24, 2018
—
Us Reif Watermark Rose Tree Pl
—
Deed
related
$30,700,000 · Capital One NA
Sep 9, 2008
$21,783,946
U S Reif Watermark Rose Tree Place
Nsl Rose Tree Place LLC
Special Warranty Deed
$51,360,000 · Wachovia Bank NA
Nov 16, 2004
—
Nsl Rose Tree Place LLC
—
Deed Of Trust
related
$8,240,356 · Fleet National Bank
Apr 22, 2003
—
Nsl Rose Tree Place LLC
—
Deed Of Trust
related
$15,000,000 · Fleet National Bank
Jun 11, 2002
$9,320,000
Nsl Rose Tree Place LLC
Chancellor Of Upper Providence
Grant Deed
—
Feb 7, 2000
—
Chancellor Of Upper Providence
—
Deed Of Trust
related
$20,249,993 · Credit Suisse First Boston Mtg
Jul 23, 1998
—
Chancellor Of Upper Providence
—
Grant Deed
related
$38,899,986 · Key Corporate Capital INC
Jun 4, 1998
$2,006,160
Chancellor Of Upper Providence
Sandy Rose Investors Ltd
Grant Deed
—
—
—
Us Reif Watermark Rose Tree Pl
—
Loan Modification
related
—
—
—
Sandy Rose Investors Ltd
—
Deed Of Trust
related
$1,100,000 · First Sterling Bank
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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