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Property profile & analytics
OFF-MARKET
Estimated value
$1,380,000
Assisted living facilities
6012 Magnolia Bch Rd Panama City Beach, FL 32408-7065
Entity Owned
1-yr Hold
Free & Clear
Property ID
US18-4341224
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2005
Construction
WOOD
Total area
39,326 SF
Lot
6.68 ac (290,981 SF)
Zoning code
BC05
APN
30933-004-020
UPID
US18-4341224
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
$1.32M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.44M
Blend (final)
Blend
$1.38M
Owner & transaction history
Csl 4 Pack Holdco LLC · 1 yrs held
Csl 4 Pack Holdco LLC
since 2025
7 recorded transactions
Zoning & alternative use
BC05 · Panama City Beach, 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 Panama City Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Panama City Beach 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
$1,315,000
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)
$990,000
Current use
Blend value · Realmo final
$1.38M
Range $1.24M – $1.52M · ±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
$35 / 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
$77,507
Tax year 2023
Assessed value
$6,378,561
Assessed 2023
Previous assessed
$5,482,544
+16.3% YoY
Effective rate
1.22%
On assessed value
Assessed land
$2,004,000
Assessed improvement
$4,374,561
Land market value
$2,004,000
Improvement market value
$4,374,561
Total market value
$6,378,561
Applied tax rate
56.0000
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
WOOD
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
5
Units
47
Bathrooms
40
Total area
39,326 SF
Lot
6.68 ac (290,981 SF)
Zoning code
BC05
APN
30933-004-020
UPID
US18-4341224
Jurisdiction
BAY
Zoning & alternative use
BC05 · Panama City Beach, FL
Zoning BC05 · permitted uses
BC05 · Panama City Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Panama City Beach. 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
$990,000
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
2005
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Buildings
5
Units
47
Bathrooms
40
Lot
6.68 ac
Current owner
From public records · entity-resolved
Csl 4 Pack Holdco LLC
Entity
Free & Clear · 1 yrs held
Mailing address
4500 DORR ST, TOLEDO, OH 43615-4040
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 12, 2025
—
Csl 4 Pack Holdco LLC
Welltower Op LLC
Special Warranty Deed
—
Mar 26, 2018
—
Kjb Master Tenent LLC
—
Deed
related
$1,500,000 · Welltower INC
Oct 13, 2017
—
Welltower INC
Pvl Landlord-bc LLC
Quit Claim Deed
related
—
May 23, 2011
$8,500,000
Pvl Landlord-belvedere Commons
Fkp Panama City Beach Senior
Grant Deed
—
Nov 13, 2007
$9,560,000
Fkp Panama City Bch Senior Liv
Panama City Beach Slp LLC
Grant Deed
$9,543,000 · Greystone Servicing Corp
Nov 17, 2003
$685,000
Principal Senior Living Group
Verescak,francenia
Grant Deed
$475,000 · First National Bank
—
—
Kjb Master Tenent LLC
—
Deed Of Trust
related
$1,500,000 · Welltower 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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