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Property profile & analytics
OFF-MARKET
Estimated value
$7,545,000
Assisted living facilities
6403 Granby St Norfolk, VA 23505-4447
Entity Owned
~
Est. High Equity
Property ID
US87-3369114
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2000
Total area
39,849 SF
Lot
4.09 ac (178,030 SF)
Zoning code
IN-2
APN
82080315
UPID
US87-3369114
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
-
Province Place of DePaul Nursing Home Retirement Community
-
Karolwood Gardens Norfolk Senior Living Center Nursing Home Retirement Community
-
Karolwood Gardens at Norfolk Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.23M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.55M
Owner & transaction history
6403 Granby Street LLC
6403 Granby Street LLC
since 2026
Last sale
$6.8M
6 recorded transactions
Zoning & alternative use
IN-2 · Norfolk, VA
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 Norfolk submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Norfolk 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
$8,315,000
ML approach
$8,225,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$5,740,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,805,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$7.55M
Range $6.79M – $8.30M · ±10% · vs last sale $6.82M (Dec 17 2021)
Last sale anchor
$6.82M
Dec 17 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
$189 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$110,854
Tax year 2024
Assessed value
$8,868,300
Assessed 2024
Previous assessed
$8,738,200
+1.5% YoY
Effective rate
1.25%
On assessed value
Assessed land
$2,233,800
Assessed improvement
$6,634,500
Land market value
$2,233,800
Improvement market value
$6,634,500
Total market value
$8,868,300
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
2000
Heating
FORCED AIR
Cooling
YES
Buildings
3
Stories
3
Total area
39,849 SF
Lot
4.09 ac (178,030 SF)
Zoning code
IN-2
APN
82080315
UPID
US87-3369114
Jurisdiction
NORFOLK CITY
Zoning & alternative use
IN-2 · Norfolk, VA
Zoning IN-2 · permitted uses
IN-2 · Norfolk, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Norfolk. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$5.7M
AUTO REPAIR, GARAGE
Est. value
$4.8M
RESTAURANT
AUTO REPAIR, GARAGE
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
2000
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
3
Lot
4.09 ac
Current owner
From public records · entity-resolved
6403 Granby Street LLC
Entity
Mailing address
980 SYLVAN AVE, ENGLEWOOD CLIFFS, NJ 07632-3315
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 16, 2026
$5,000,000
6403 Granby Street LLC
6403 Granby St Alf Real Estate LLC
Special Warranty Deed
$3,937,500 · Bankwell Bank
Feb 10, 2026
—
6403 Granby St Alf Real Estate LLC
—
Deed
related
$4,000,000 · Va Snf Propco Holdings LLC
Jan 13, 2026
$3,750,000
6403 Granby St Alf Real Estate LLC
Depaul Va Propco LLC
Special Warranty Deed
—
Jan 13, 2026
—
Depaul Va Propco LLC
Depaul Va Propco LLC
Deed
related
—
Jan 12, 2022
—
Depaul Va Propco LLC
—
Deed
related
$4,000,000 · Contemporary Healthcare Fund III LP
Dec 17, 2021
$6,821,000
Depaul Va Propco LLC
Province Place Of Depaul LLC
Special Warranty Deed
$32,000,000 · Metropolitan Commercial Bank
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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