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Property profile & analytics
OFF-MARKET
Estimated value
$825,000
Assisted living facilities
5311 Carson St Saint Cloud, FL 34771-7753
Individually Owned
11-yr Hold
Property ID
US18-3042800
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2005
Construction
FRAME
Total area
5,329 SF
Lot
5.28 ac (229,997 SF)
Zoning code
OAC
APN
162531426000010040
UPID
US18-3042800
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
$824k
Blend (final)
Blend
$825k
Owner & transaction history
Anthony Leverman · 11 yrs held
Anthony Leverman
since 2015
7 recorded transactions
Zoning & alternative use
OAC · Saint Cloud, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$985,000
+77.9%
Office building
$865,000
+55.8%
Auto repair, garage
$755,000
+36.0%
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 Saint Cloud submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saint Cloud 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)
$555,000
Current use
COMMERCIAL (GENERAL)
$985,000
Change: +78% · Conversion: Difficult
OFFICE BUILDING
$865,000
Change: +56% · Conversion: Difficult
AUTO REPAIR, GARAGE
$755,000
Change: +36% · Conversion: Difficult
RETAIL STORES
$695,000
Change: +25% · Conversion: Difficult
WAREHOUSE, STORAGE
$655,000
Change: +18% · Conversion: Difficult
RESTAURANT
$610,000
Change: +10% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$585,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$825k
Range $743k – $908k · ±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
$155 / 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
$12,808
Tax year 2023
Assessed value
$912,776
Assessed 2023
Previous assessed
$909,306
+0.4% YoY
Effective rate
1.40%
On assessed value
Land market value
$248,400
Improvement market value
$696,800
Total market value
$945,200
Applied tax rate
300.0000
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
2005
Construction
FRAME
Heating
YES
Cooling
YES
Stories
2
Bathrooms
5
Total area
5,329 SF
Lot
5.28 ac (229,997 SF)
Zoning code
OAC
APN
162531426000010040
UPID
US18-3042800
Jurisdiction
OSCEOLA
Zoning & alternative use
OAC · Saint Cloud, FL
Zoning OAC · permitted uses
OAC · Saint Cloud, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saint Cloud. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$555,000
COMMERCIAL (GENERAL)
Est. value
$985,000
OFFICE BUILDING
Est. value
$865,000
AUTO REPAIR, GARAGE
Est. value
$755,000
RETAIL STORES
Est. value
$695,000
WAREHOUSE, STORAGE
Est. value
$655,000
RESTAURANT
Est. value
$610,000
INDUSTRIAL (GENERAL)
Est. value
$585,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
WAREHOUSE, STORAGE
RESTAURANT
INDUSTRIAL (GENERAL)
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
2005
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
2
Bathrooms
5
Lot
5.28 ac
Current owner
From public records · entity-resolved
Anthony Leverman
Individual
Mailing address
5311 CARSON ST, SAINT CLOUD, FL 34771-7753
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 14, 2018
—
Anthony Leverman
—
Deed
related
$453,100 · Tiaa Fsb
Mar 23, 2018
—
Anthony Leverman
—
Deed
related
$453,100 · Tiaa Fsb
May 5, 2015
—
Anthony Leverman
Torpey Catherine J
Quit Claim Deed
related
$330,000 · Sunshine Family Living Tr (rt(
May 10, 2004
$365,000
Michael E Torpey
Lake Hendon Reserve LLC
Warranty Deed
$805,900 · Suntrust Mortgage INC
—
—
Michael E Torpey
—
Deed Of Trust
related
$1,280,000 · American Brokers Conduit
—
—
Anthony Leverman
—
Deed Of Trust
related
$417,000 · Everbank
—
—
Anthony Leverman
—
Deed Of Trust
related
$453,100 · Tiaa Fsb
—
—
Anthony Leverman
—
Deed Of Trust
related
$453,100 · Tiaa Fsb
—
—
Michael E Torpey
—
Deed Of Trust
related
$149,000 · Suntrust Bank 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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