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Property profile & analytics
OFF-MARKET
Estimated value
$830,000
Assisted living facilities
5055 Panther Crk Dr, The Woodlands, TX 77381-3500
Individually Owned
1-yr Hold
Free & Clear
Property ID
US83-2375724
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1987
Construction
FRAME
Total area
14,468 SF
Lot
20.01 ac (871,418 SF)
Zoning code
6
APN
9726-27-00100
UPID
US83-2375724
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
$985k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$672k
Blend (final)
Blend
$830k
Owner & transaction history
Cledith Carol Matney · 1 yrs held
Cledith Carol Matney
since 2025
3 recorded transactions
Zoning & alternative use
6 · The Woodlands, TX
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$925,000
+142.4%
Warehouse, storage
$865,000
+126.0%
Medical building
$840,000
+120.5%
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 The Woodlands submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs The Woodlands 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
$985,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$925,000
Change: +142% · Conversion: Difficult
WAREHOUSE, STORAGE
$865,000
Change: +126% · Conversion: Difficult
MEDICAL BUILDING
$840,000
Change: +120% · Conversion: Difficult
Blend value · Realmo final
$830k
Range $747k – $913k · ±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
$57 / 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
$888,368
Tax year 2024
Assessed value
$55,000,000
Assessed 2024
Previous assessed
$53,500,000
+2.8% YoY
Effective rate
1.62%
On assessed value
Assessed land
$8,714,350
Assessed improvement
$46,285,650
Land market value
$8,714,350
Improvement market value
$46,285,650
Total market value
$55,000,000
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
1987
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
9
Bathrooms
6
Total area
14,468 SF
Lot
20.01 ac (871,418 SF)
Zoning code
6
APN
9726-27-00100
UPID
US83-2375724
Jurisdiction
MONTGOMERY
Zoning & alternative use
6 · The Woodlands, TX
Zoning 6 · permitted uses
6 · The Woodlands, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
The Woodlands. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$925,000
WAREHOUSE, STORAGE
Est. value
$865,000
MEDICAL BUILDING
Est. value
$840,000
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
MEDICAL BUILDING
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
1987
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Buildings
9
Bathrooms
6
Lot
20.01 ac
Current owner
From public records · entity-resolved
Cledith Carol Matney
Individual
Free & Clear · 1 yrs held
Mailing address
400 CTR ST #1, NEWTON, MA 02458-2094
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 17, 2025
—
Cledith Carol Matney
Timothy Michael Matney
Deed
related
—
May 30, 2025
—
Woodlands Slc LLC
Snh Fm Financing LLC
Special Warranty Deed
$22,542,000 · Pnc Bank NA
Aug 10, 2009
—
Snh Fm Financing LLC
Panther Holdings Level I
Deed Of Trust
related
$512,934,000 · Citibank 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.
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