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Property profile & analytics
OFF-MARKET
Estimated value
$3,450,000
Assisted living facilities
650 Reed Canal Rd South Daytona, FL 32119-3230
Entity Owned
2-yr Hold
Free & Clear
Property ID
US18-0576555
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1967
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
11,926 SF
Lot
0.86 ac (37,500 SF)
APN
5328-04-05-0030
UPID
US18-0576555
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
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.56M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.13M
Blend (final)
Blend
$3.45M
Owner & transaction history
650 Reed Canal Road Fl Owner LLC · 2 yrs held
650 Reed Canal Road Fl Owner LLC
since 2023
Last sale
$3.4M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$5.5M
+101.2%
Auto repair, garage
$3.0M
+9.1%
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 South Daytona submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South Daytona 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
$3,450,000
ML approach
$3,560,000
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)
$2,715,000
Current use
WAREHOUSE, STORAGE
$5,470,000
Change: +101% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,965,000
Change: +9% · Conversion: Difficult
RESTAURANT
$2,560,000
Change: -6% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,530,000
Change: -7% · Conversion: Difficult
MEDICAL BUILDING
$2,335,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$3.45M
Range $3.11M – $3.80M · ±10% · vs last sale $3.45M (Sep 14 2023)
Last sale anchor
$3.45M
Sep 14 2023
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
$289 / 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
$18,275
Tax year 2023
Assessed value
$1,907,676
Assessed 2023
Previous assessed
$493,281
+286.7% YoY
Effective rate
0.96%
On assessed value
Assessed land
$648,000
Assessed improvement
$1,259,676
Land market value
$648,000
Improvement market value
$1,259,676
Total market value
$1,907,676
Applied tax rate
401.0000
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
1967
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
YES
Stories
1
Bathrooms
23
Total area
11,926 SF
Lot
0.86 ac (37,500 SF)
APN
5328-04-05-0030
UPID
US18-0576555
Jurisdiction
VOLUSIA
Zoning & alternative use
Zoning · permitted uses
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
$2.7M
WAREHOUSE, STORAGE
Est. value
$5.5M
AUTO REPAIR, GARAGE
Est. value
$3.0M
RESTAURANT
Est. value
$2.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.5M
MEDICAL BUILDING
Est. value
$2.3M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
WAREHOUSE, STORAGE
AUTO REPAIR, GARAGE
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
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
1967
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
23
Lot
0.86 ac
Current owner
From public records · entity-resolved
650 Reed Canal Road Fl Owner LLC
Entity
Free & Clear · 2 yrs held
Mailing address
885 3RD AVE FL, NEW YORK, NY 10022-4834
Ownership since
2023
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
Sep 14, 2023
$3,448,870
650 Reed Canal Road Fl Owner LLC
Fc Encore S Daytona LLC
Special Warranty Deed
—
Sep 20, 2016
$1,576,804
Fc Encore S Daytona LLC
Fc Encore Core Properties LLC
Grant Deed
—
Sep 20, 2016
—
Lve Master Tenant 4 LLC
—
Deed
related
$3,526,600 · Keybank USA
Oct 10, 2006
—
Formation Portfolio I LLC
Formation Properties I LLC
Quit Claim Deed
—
Jan 16, 2002
—
Formation Properties I LLC
Petersen Health Care INC
Quit Claim Deed
related
—
Jan 16, 2002
$804,400
Formation Properties I LLC
Petersen Health Care INC
Grant Deed
—
—
—
Fc Encore Core Properties LLC
—
Deed Of Trust
related
$479,000,000 · Keybank USA
—
—
Lve Master Tenant 4 LLC
—
Deed Of Trust
related
$3,526,600 · Keybank USA
—
—
Fc Encore S Daytona LLC
—
Loan Modification
related
$3,526,600 · Keybank USA
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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