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Property profile & analytics
OFF-MARKET
Estimated value
$545,000
Assisted living facilities
5813 Esplanade Dr Corpus Christi, TX 78414-4113
Entity Owned
13-yr Hold
Free & Clear
Property ID
US83-3884542
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1997
Total area
35,638 SF
Lot
2.62 ac (114,127 SF)
Zoning code
B4
APN
2329-0002-0050
UPID
US83-3884542
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
-
The Waterford at Corpus Christi Retirement Community
-
Sabra A. Mixon, Motr Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$505k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$582k
Blend (final)
Blend
$545k
Owner & transaction history
Csl Re Corpus LLC · 13 yrs held
Csl Re Corpus LLC
since 2012
4 recorded transactions
Zoning & alternative use
B4 · Corpus Christi, TX
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 Corpus Christi submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Corpus Christi 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
$505,000
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)
$700,000
Current use
Blend value · Realmo final
$545k
Range $491k – $600k · ±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
$15 / 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
$79,014
Tax year 2023
Assessed value
$3,150,000
Assessed 2024
Previous assessed
$3,707,346
-15.0% YoY
Effective rate
2.51%
On assessed value
Assessed land
$1,141,260
Assessed improvement
$2,008,740
Land market value
$1,141,260
Improvement market value
$2,008,740
Total market value
$3,150,000
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
1997
Heating
NONE
Total area
35,638 SF
Lot
2.62 ac (114,127 SF)
Zoning code
B4
APN
2329-0002-0050
UPID
US83-3884542
Jurisdiction
NUECES
Zoning & alternative use
B4 · Corpus Christi, TXZoning B4 · permitted uses
B4 · Corpus Christi, TX
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
$700,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
1997
Heating
NONE
Lot
2.62 ac
Current owner
From public records · entity-resolved
Csl Re Corpus LLC
Entity
Free & Clear · 13 yrs held
Mailing address
14755 PRESTON RD #810, DALLAS, TX 75254-6815
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 17, 2012
—
Csl Re Corpus LLC
Corpus Christi Choice LLC
Quit Claim Deed
related
—
Jun 18, 2008
—
Corpus Christi Choice LLC
Corpus Christi Assisted Living
Quit Claim Deed
$3,485,000 · Bank Of Oklahoma
Oct 6, 2005
—
Christi Assisted Living Corpus
Merrill Gardens LLC
Warranty Deed
$1,530,000 · Umpqua Bank
—
—
Corpus Christi Choice LLC
—
Deed Of Trust
related
$3,325,600 · Lancaster Pollard Mortgage Co
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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