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Property profile & analytics
OFF-MARKET
Estimated value
$2,740,000
Assisted living facilities
7218 Park Hts Ave Baltimore, MD 21208-5474
Entity Owned
4-yr Hold
Free & Clear
Property ID
US40-1091177
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1997
Construction
BRICK
Total area
36,378 SF
Lot
1.15 ac (50,094 SF)
Zoning code
R-9
APN
27-23-4205 -008
UPID
US40-1091177
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
-
Aventura at the Heights Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.73M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.74M
Owner & transaction history
Tudor Heights Alf LLC · 4 yrs held
Tudor Heights Alf LLC
since 2022
Last sale
$2.8M
7 recorded transactions
Zoning & alternative use
R-9 · Baltimore, MD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The R-9 Multi-Family Residential Zoning District is intended for those areas with significant green space surrounding development, particularly higher density housing and non-residential uses.
Zone name
Row House And Multifamily Residential
General category
RESIDENTIAL
Zone area
228.62 ac
Source
Realmo
Top alternative use upside
Auto repair, garage
$4.4M
+154.4%
Restaurant
$4.4M
+151.9%
Retail stores
$3.6M
+105.9%
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 Baltimore submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Baltimore 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
$2,705,000
ML approach
$2,725,000
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)
$1,740,000
Current use
AUTO REPAIR, GARAGE
$4,425,000
Change: +154% · Conversion: Difficult
RESTAURANT
$4,380,000
Change: +152% · Conversion: Difficult
RETAIL STORES
$3,580,000
Change: +106% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,640,000
Change: +52% · Conversion: Difficult
MEDICAL BUILDING
$2,540,000
Change: +46% · Conversion: Difficult
Blend value · Realmo final
$2.74M
Range $2.47M – $3.01M · ±10% · vs last sale $2.76M (Mar 16 2022)
Last sale anchor
$2.76M
Mar 16 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
$75 / 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
$60,680
Tax year 2023
Assessed value
$2,571,200
Assessed 2023
Previous assessed
$4,995,800
-48.5% YoY
Effective rate
2.36%
On assessed value
Assessed land
$115,700
Assessed improvement
$2,455,500
Land market value
$115,700
Improvement market value
$2,455,500
Total market value
$2,571,200
Applied tax rate
27.0000
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
1997
Construction
BRICK
Heating
FLOOR/WALL FURNACE
Cooling
WALL UNIT
Stories
3
Units
1
Total area
36,378 SF
Lot
1.15 ac (50,094 SF)
Zoning code
R-9
APN
27-23-4205 -008
UPID
US40-1091177
Jurisdiction
BALTIMORE CITY
Zoning & alternative use
R-9 · Baltimore, MDZoning R-9 · permitted uses
R-9 · Baltimore, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The R-9 Multi-Family Residential Zoning District is intended for those areas with significant green space surrounding development, particularly higher density housing and non-residential uses.
Zone name
Row House And Multifamily Residential
General category
RESIDENTIAL
Zone area
228.62 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$4.4M
RESTAURANT
Est. value
$4.4M
RETAIL STORES
Est. value
$3.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.6M
MEDICAL BUILDING
Est. value
$2.5M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
RESTAURANT
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1997
Construction
BRICK
Heating
FLOOR/WALL FURNACE
Cooling
Yes
Stories
3
Units
1
Lot
1.15 ac
Current owner
From public records · entity-resolved
Tudor Heights Alf LLC
Entity
Free & Clear · 4 yrs held
Mailing address
1776 AVE OF THE STATES STE #103, LAKEWOOD, NJ 08701-4592
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 16, 2022
$2,762,500
Tudor Heights Alf LLC
Sabra Health Care Northeast LLC
Special Warranty Deed
—
Oct 15, 2014
$5,600,000
Sabra Health Care Northeast Ll
Wsl Tudor Heights Investors Vi
Grant Deed
—
Apr 15, 2010
$3,600,000
Wsl Tudor Heights Invtrs Vi Ll
Ppth I LLC
Grant Deed
—
Sep 21, 2009
$5,388,000
Ppth I LLC
Loffredo Brian A
Trustees Deed
—
Apr 16, 2007
—
Pikesville Senior Living LLC
Wieldes Pikesville LLC
Quit Claim Deed
related
—
May 25, 2006
$150,000
Macoubrays Pikesville LLC
Pikesville Senior Living LLC
Warranty Deed
related
—
Jan 27, 2006
$570,100
Towers Pikesville LLC
Pikesville Senior Living LLC
Warranty Deed
related
—
Jan 27, 2006
$100,000
Proffits Pikesville LLC
Pikesville Senior Living LLC
Warranty Deed
related
—
Jan 27, 2006
$1,550,000
Dolans Pikesville LLC
Pikesville Senior Living LLC
Warranty Deed
related
—
Jan 12, 2006
$140,000
M Millers Pikesville LLC
Pikesville Senior Living LLC
Warranty Deed
related
—
Jan 12, 2006
$300,000
S Hansons Pikesville LLC
Pikesville Senior Living LLC
Warranty Deed
related
—
Jan 12, 2006
$200,000
Pekkolas Pikesville LLC
Pikesville Senior Living LLC
Warranty Deed
related
—
Jan 12, 2006
$250,000
Grebs Pikesville LLC
Pikesville Senior Living LLC
Warranty Deed
related
—
Jan 12, 2006
$5,300,000
Pikesville Senior Living LLC
Catered Living Of Pikesville Land
Grant Deed
related
$2,860,000 · General Electric Capital Corp
Jan 12, 2006
$120,000
Wieldes Pikesville LLC
Pikesville Senior Living LLC
Warranty Deed
related
—
Jan 12, 2006
$800,000
Grosss Pikesville LLC
Pikesville Senior Living LLC
Warranty Deed
related
—
—
—
Cateres Living Of Pikesville
—
Deed Of Trust
related
$872,100 · Milford Manor Partnership
—
—
Catered Living Of Pikesville L
—
Deed Of Trust
related
$5,597,000 · Southtrust Bank NA
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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