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Property profile & analytics
OFF-MARKET
Estimated value
$13,615,000
Assisted living facilities
6601 English Muffin Way, Frederick, MD 21703-7677
Entity Owned
Free & Clear
Property ID
US40-1612244
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2018
Construction
FRAME
Total area
110,977 SF
Lot
8.36 ac (364,162 SF)
Zoning code
MXD
APN
01-045326
UPID
US40-1612244
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
-
Spring Arbor of Frederick Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.63M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$13.62M
Owner & transaction history
Vtr Sprgar Frederick Md LLC
Vtr Sprgar Frederick Md LLC
since 2026
Last sale
$14.0M
6 recorded transactions
Zoning & alternative use
MXD · Frederick, MD
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 Frederick submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Frederick 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
$12,850,000
ML approach
$8,625,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$20,010,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$17,280,000
Change: 0% · Conversion: Difficult
MEDICAL BUILDING
$11,655,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$11,300,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$10,640,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$13.62M
Range $12.25M – $14.98M · ±10% · vs last sale $14.00M (Jun 22 2022)
Last sale anchor
$14.00M
Jun 22 2022
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
$123 / 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
$197,870
Tax year 2023
Assessed value
$16,296,500
Assessed 2023
Previous assessed
$16,296,500
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$2,913,200
Assessed improvement
$13,383,300
Land market value
$2,913,200
Improvement market value
$13,383,300
Total market value
$16,296,500
Applied tax rate
1.0000
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
2018
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Units
109
Total area
110,977 SF
Lot
8.36 ac (364,162 SF)
Zoning code
MXD
APN
01-045326
UPID
US40-1612244
Jurisdiction
FREDERICK
Metro division
BETHESDA-GAITHERSBURG-FREDERICK, MD METROPOLITAN DIVISION
Zoning & alternative use
MXD · Frederick, MD
Zoning MXD · permitted uses
MXD · Frederick, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Frederick. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$20.0M
OFFICE BUILDING
Est. value
$17.3M
MEDICAL BUILDING
Est. value
$11.7M
AUTO REPAIR, GARAGE
Est. value
$11.3M
RETAIL STORES
Est. value
$10.6M
RESTAURANT
OFFICE BUILDING
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
2018
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Units
109
Lot
8.36 ac
Current owner
From public records · entity-resolved
Vtr Sprgar Frederick Md LLC
Entity
Free & Clear · 0 yrs held
Mailing address
420 S ORANGE AVE STE #400, ORLANDO, FL 32801-4908
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 20, 2026
$20,422,000
Vtr Sprgar Frederick Md LLC
Spring Arbor Frederick Md Landlord
Special Warranty Deed
—
Jun 22, 2022
$14,000,000
Spring Arbor Frederick Md Landlord
Spring Arbor Of Frederick Re LLC
Special Warranty Deed
$197,467,466 · Capital Funding
Jun 22, 2022
—
Spring Arbor Frederick Md Landlord
Spring Arbor Of Frederick Re LLC
Intrafamily Transfer
related
$197,467,466 · Capital Funding
Aug 22, 2017
—
Spring Arbor Of Frederick Real
—
Trustees Deed
related
$26,000 · Suntrust Bk
Jun 23, 2017
$3,450,000
Spring Arbor Of Frederick Real
Ybc Investors LLC
Grant Deed
—
Apr 7, 2010
—
Wellington I LLC
—
Deed Of Trust
related
$18,763,239 · Wells Fargo 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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