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Property profile & analytics
OFF-MARKET
Estimated value
$7,670,000
Assisted living facilities
5918 Davis Hwy, Pensacola, FL 32503-2050
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US18-4886541
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1988
Construction
WOOD
Total area
64,267 SF
Lot
3.47 ac (151,153 SF)
Zoning code
R-1AA,R-2
APN
35-1S-30-1101-000-000
UPID
US18-4886541
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 Carpenter's Creek Retirement Community
-
Kaylee Daughdrill Physician
-
Carpenters Creek Community General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.67M
Blend (final)
Blend
$7.67M
Owner & transaction history
Csl Carpenters Creek Fl LLC · 10 yrs held
Csl Carpenters Creek Fl LLC
since 2016
5 recorded transactions
Zoning & alternative use
R-1AA,R-2 · Pensacola, FL
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 Pensacola submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pensacola 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)
$12,565,000
Current use
COMMERCIAL (GENERAL)
$11,690,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$7.67M
Range $6.90M – $8.44M · ±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
$119 / 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
$75,163
Tax year 2023
Assessed value
$4,362,886
Assessed 2023
Previous assessed
$4,221,722
+3.3% YoY
Effective rate
1.72%
On assessed value
Land market value
$225,720
Improvement market value
$4,137,166
Total market value
$4,362,886
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
1988
Construction
WOOD
Heating
YES
Cooling
CENTRAL
Stories
2
Units
93
Bathrooms
100
Total area
64,267 SF
Lot
3.47 ac (151,153 SF)
Zoning code
R-1AA,R-2
APN
35-1S-30-1101-000-000
UPID
US18-4886541
Jurisdiction
ESCAMBIA
Zoning & alternative use
R-1AA,R-2 · Pensacola, FL
Zoning R-1AA,R-2 · permitted uses
R-1AA,R-2 · Pensacola, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pensacola. 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
$12.6M
COMMERCIAL (GENERAL)
Est. value
$11.7M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
COMMERCIAL (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
1988
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
2
Units
93
Bathrooms
100
Lot
3.47 ac
Current owner
From public records · entity-resolved
Csl Carpenters Creek Fl LLC
Entity
Mailing address
14755 PRESTON RD STE #800, DALLAS, TX 75254-6908
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 18, 2016
$2,600,000
Csl Carpenters Creek Fl LLC
Extended Care Portfolio Florid
Grant Deed
$16,030,000 · Miscellaneous Ins Co
Dec 21, 2011
—
Care Portfolio Flor Extended
—
Deed Of Trust
related
$24,000,000 · Hsh Nordbank Ag
Jun 29, 2007
$13,900,000
Owner Name Unavailable
Owner Name Unavailable
Warranty Deed
related
—
Apr 22, 2005
$5,000,000
Retirement Enc1 Florida Cnl
Encore Senior Living II LLC
Deed Of Trust
$50,000,000 · Hsh Nordbank Ag
—
—
Janice Warren
—
Deed Of Trust
related
$5,000 · Joseph Gutierrez
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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