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Property profile & analytics
OFF-MARKET
Estimated value
$5,840,000
Assisted living facilities
801-850 10th Dr Pompano Beach, FL 33060
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-9930116
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1975
Construction
CONCRETE
Total area
5,573 SF
Lot
0.7 ac (30,509 SF)
Zoning code
RM-20
APN
49-42-02-03-0670
UPID
US18-9930116
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.84M
Owner & transaction history
840 Sw 8th LLC · 4 yrs held
840 Sw 8th LLC
since 2021
Last sale
$5.7M
7 recorded transactions
Zoning & alternative use
RM-20 · Pompano Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The Multiple Family Residence 20 (RM-20) district is established and intended to accommodate primarily multifamily dwellings (including townhouse development) including community residences and recovery communities at moderate densities. The district also accommodates single family and two family dwellings, zero lot line development, and continuing care reti…
Zone name
Multiple Family Residence
General category
RESIDENTIAL
Zone area
635.38 ac
Source
Realmo
Top alternative use upside
Restaurant
$4.7M
+141.0%
Auto repair, garage
$4.1M
+110.9%
Neighborhood: shopping center
$3.6M
+87.6%
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 Pompano Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pompano 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$4,675,000
Change: +141% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,090,000
Change: +111% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,640,000
Change: +88% · Conversion: Difficult
Blend value · Realmo final
$5.84M
Range $5.26M – $6.42M · ±10% · vs last sale $5.70M (Oct 12 2021)
Last sale anchor
$5.70M
Oct 12 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
$1,048 / 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
$29,398
Tax year 2023
Assessed value
$1,257,860
Assessed 2023
Previous assessed
$1,257,860
+0.0% YoY
Effective rate
2.34%
On assessed value
Assessed land
$183,050
Assessed improvement
$1,074,810
Land market value
$183,050
Improvement market value
$1,074,810
Total market value
$1,257,860
Applied tax rate
1,512.0000
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
1975
Construction
CONCRETE
Heating
NONE
Cooling
YES
Buildings
3
Stories
2
Units
8
Total area
5,573 SF
Lot
0.7 ac (30,509 SF)
Zoning code
RM-20
APN
49-42-02-03-0670
UPID
US18-9930116
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
RM-20 · Pompano Beach, FLZoning RM-20 · permitted uses
RM-20 · Pompano Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The Multiple Family Residence 20 (RM-20) district is established and intended to accommodate primarily multifamily dwellings (including townhouse development) including community residences and recovery communities at moderate densities. The district also accommodates single family and two family dwellings, zero lot line development, and continuing care retirement communities.
Zone name
Multiple Family Residence
General category
RESIDENTIAL
Zone area
635.38 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$4.7M
AUTO REPAIR, GARAGE
Est. value
$4.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.6M
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1975
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Buildings
3
Units
8
Lot
0.7 ac
Current owner
From public records · entity-resolved
840 Sw 8th LLC
Entity
Mailing address
10001 W OAKLAND PARK BLVD STE #302, SUNRISE, FL 33351-6925
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 12, 2021
$5,700,000
840 Sw 8th LLC
Green Life Assisted Living Facility
Special Warranty Deed
$399,000 · Wfp Income Fund Reit LLC
Apr 7, 2017
—
Green Life Assisted Living Fac
—
Trustees Deed
related
$2,500,000 · Revere High Yield Fund LP
May 18, 2015
—
Green Life Assisted Living Fac
—
Trustees Deed
related
$4,925,000 · Revere High Yield Fund LP
Oct 10, 2013
$1,333,100
Life Assisted Living Fac Green
Amwil Assisted Living INC
Grant Deed
—
Feb 9, 2010
—
Amwil Assisted Living INC
—
Trustees Deed
related
$1,263,355 · Security Bank
Apr 14, 2006
$2,150,000
Amwil Assisted Living INC
Rose Manor Alf INC
Warranty Deed
$300,000 · Rose Manor Alf INC
May 22, 2000
$850,000
Rose Manor Alf INC
White,crystal
Grant Deed
$1,150,000 · First National Bank Nw Florida
—
—
Green Life Assisted Living Fac
—
Deed Of Trust
related
$3,800,000 · Bank Leumi USA
—
—
Green Life Assisted Living Fac
—
Loan Modification
related
$1,725,000 · Other Institutional Lenders
—
—
Green Life Assisted Living Fac
—
Deed Of Trust
related
$1,725,000 · Wilshire Fin Ptrs
—
—
Green Life Assisted Living Fac
—
Loan Modification
related
$413,520 · Other Institutional Lenders
—
—
Dana D Scott
—
Loan Modification
related
$3,175,000 · Other Institutional Lenders
—
—
Amwil Assisted Living INC
—
Deed Of Trust
related
$1,600,000 · Branch Banking & Trust Co
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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