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Property profile & analytics
OFF-MARKET
Assisted living facilities
5055 52nd St Indianapolis, IN 46254-1705
Entity Owned
15-yr Hold
~
Est. High Equity
Property ID
US31-0031276
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1940
Construction
WOOD
Total area
12,013 SF
Lot
0.79 ac (34,586 SF)
Zoning code
ZO01
APN
49-06-07-137-003.000-600
UPID
US31-0031276
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
by Request
Owner & transaction history
Kandu Capital Of Park II LLC · 15 yrs held
Kandu Capital Of Park II LLC
since 2010
7 recorded transactions
Zoning & alternative use
ZO01 · Indianapolis, IN
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 Indianapolis submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Indianapolis 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$7,428
Tax year 2023
Assessed value
$371,400
Assessed 2023
Previous assessed
$371,400
+0.0% YoY
Effective rate
2.00%
On assessed value
Assessed land
$59,700
Assessed improvement
$311,700
Land market value
$59,700
Improvement market value
$311,700
Total market value
$371,400
Applied tax rate
600.0000
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
1940
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Total area
12,013 SF
Lot
0.79 ac (34,586 SF)
Zoning code
ZO01
APN
49-06-07-137-003.000-600
UPID
US31-0031276
Jurisdiction
MARION
Zoning & alternative use
ZO01 · Indianapolis, IN
Zoning ZO01 · permitted uses
ZO01 · Indianapolis, IN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Indianapolis. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1940
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Lot
0.79 ac
Current owner
From public records · entity-resolved
Kandu Capital Of Park II LLC
Entity
Mailing address
260 E BROWN ST STE #315, BIRMINGHAM, MI 48009-6232
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 5, 2016
—
Kandu Capital Of Park LLC
—
Deed
related
$2,549,637 · First National Bank
Aug 5, 2010
$25,000
Kandu Capital Of Park II LLC
Autumn Park Cottages LLC
Grant Deed
—
Apr 3, 2007
$29,561
Powell,kyle J & Bengu A
Beazer Homes Indiana LLP
Warranty Deed
$236,492 · Americas Wholesale Lender
Jun 21, 2006
—
Gullicksons Autumn Park Cot A
Autumn Park Cottages LLC
Quit Claim Deed
—
Jun 21, 2006
$200,000
J,gullicksons Autumn Park Cot
Autumn Park Cottages LLC
Warranty Deed
—
Jan 23, 2006
—
Canyon Creek Dev INC
Messenger,janice K
Warranty Deed
related
—
Jun 23, 2005
—
Hooshang Hamidian
Preserve At Eagle Creek LLC
Warranty Deed
$343,360 · Abn Amro Mortgage Group INC
Dec 21, 2004
$201,000
Janice Messenger
Auditor Of Marion County
Tax 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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