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Property profile & analytics
OFF-MARKET
Estimated value
$5,750,000
Assisted living facilities
5303 Ivan Dr, Lansing, MI 48917-3372
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US43-2469568
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1990
Total area
80,802 SF
Lot
10.43 ac (454,331 SF)
Zoning code
NONE
APN
040 014 200 500 00
UPID
US43-2469568
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
$5.75M
Owner & transaction history
PC Recap Ivan Woods LLC · 5 yrs held
PC Recap Ivan Woods LLC
since 2021
Last sale
$5.8M
2 recorded transactions
Zoning & alternative use
NONE · Lansing, MI
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 Lansing submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lansing 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
$5,715,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$9,505,000
Change: 0% · Conversion: Difficult
RESTAURANT
$7,910,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,095,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$6,830,000
Change: 0% · Conversion: Difficult
MEDICAL BUILDING
$6,210,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,995,000
Change: 0% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,980,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$5.75M
Range $5.18M – $6.33M · ±10% · vs last sale $5.75M (Jan 27 2021)
Last sale anchor
$5.75M
Jan 27 2021
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
$71 / 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
$110,642
Tax year 2023
Assessed value
$2,495,700
Assessed 2024
Previous assessed
$2,278,700
+9.5% YoY
Effective rate
4.43%
On assessed value
Total market value
$4,991,400
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
1990
Heating
FORCED AIR
Stories
3
Total area
80,802 SF
Lot
10.43 ac (454,331 SF)
Zoning code
NONE
APN
040 014 200 500 00
UPID
US43-2469568
Jurisdiction
EATON
Zoning & alternative use
NONE · Lansing, MI
Zoning NONE · permitted uses
NONE · Lansing, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lansing. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$9.5M
RESTAURANT
Est. value
$7.9M
COMMERCIAL (GENERAL)
Est. value
$7.1M
RETAIL STORES
Est. value
$6.8M
MEDICAL BUILDING
Est. value
$6.2M
AUTO REPAIR, GARAGE
Est. value
$6.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.0M
OFFICE BUILDING
RESTAURANT
COMMERCIAL (GENERAL)
RETAIL STORES
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1990
Heating
FORCED AIR
Stories
3
Lot
10.43 ac
Current owner
From public records · entity-resolved
PC Recap Ivan Woods LLC
Entity
Mailing address
4956 N 300TH W STE #300, PROVO, UT 84604-5842
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 27, 2021
$5,750,000
PC Recap Ivan Woods LLC
PC Ivan Woods INC
Warranty Deed
$4,442,000 · Greystone Servicing Company LLC
Jul 14, 2015
$3,650,000
PC Ivan Woods LLC
Ivan Woods Limited Dividend Housing
Warranty Deed
$2,920,000 · Greystone Servicing Corporation INC
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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