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Property profile & analytics
OFF-MARKET
Estimated value
$13,685,000
Assisted living facilities
812 Airport Rd Port Orange, FL 32128-7414
Entity Owned
1-yr Hold
Free & Clear
Property ID
US18-0536090
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2018
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
44,308 SF
Lot
4.91 ac (213,880 SF)
Zoning code
A2
APN
6236-00-00-0025
UPID
US18-0536090
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
$14.86M
Blend (final)
Blend
$13.69M
Owner & transaction history
Sonida Port Orange LLC · 1 yrs held
Sonida Port Orange LLC
since 2024
Last sale
$13.1M
7 recorded transactions
Zoning & alternative use
A2 · Port Orange, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$13.2M
+30.6%
Auto repair, garage
$11.0M
+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 Port Orange submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Port Orange 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$10,095,000
Current use
WAREHOUSE, STORAGE
$13,185,000
Change: +31% · Conversion: Difficult
AUTO REPAIR, GARAGE
$11,010,000
Change: +9% · Conversion: Difficult
RESTAURANT
$9,510,000
Change: -6% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$9,400,000
Change: -7% · Conversion: Difficult
MEDICAL BUILDING
$8,665,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$13.69M
Range $12.32M – $15.05M · ±10% · vs last sale $13.10M (Oct 8 2024)
Last sale anchor
$13.10M
Oct 8 2024
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
$309 / 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
$98,097
Tax year 2023
Assessed value
$6,748,244
Assessed 2023
Previous assessed
$4,269,671
+58.1% YoY
Effective rate
1.45%
On assessed value
Assessed land
$800,000
Assessed improvement
$5,948,244
Land market value
$800,000
Improvement market value
$5,948,244
Total market value
$6,748,244
Applied tax rate
602.0000
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
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Units
59
Bathrooms
1
Total area
44,308 SF
Lot
4.91 ac (213,880 SF)
Zoning code
A2
APN
6236-00-00-0025
UPID
US18-0536090
Jurisdiction
VOLUSIA
Zoning & alternative use
A2 · Port Orange, FL
Zoning A2 · permitted uses
A2 · Port Orange, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Port Orange. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$10.1M
WAREHOUSE, STORAGE
Est. value
$13.2M
AUTO REPAIR, GARAGE
Est. value
$11.0M
RESTAURANT
Est. value
$9.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$9.4M
MEDICAL BUILDING
Est. value
$8.7M
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
2018
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Units
59
Bathrooms
1
Lot
4.91 ac
Current owner
From public records · entity-resolved
Sonida Port Orange LLC
Entity
Free & Clear · 1 yrs held
Mailing address
5665 ATLANTA HWY STE 102B, ALPHARETTA, GA 30004-3932
Ownership since
2024
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
Oct 8, 2024
$13,100,000
Sonida Port Orange LLC
Port Orange Slp LLC
Special Warranty Deed
—
Oct 8, 2024
—
Sonida Port Orange LLC
Port Orange Slp LLC
Deed
related
$425,000,000 · Bmo Bank NA
Apr 24, 2017
$600,000
Port Orange Slp LLC
Rama,bipin & Kala
Grant Deed
—
Apr 24, 2017
—
Craig Baumann
Rama,bipin & Kala
Quit Claim Deed
related
—
Sep 18, 2008
—
Bipin Rama
—
Trustees Deed
related
$50,000 · Yukosky Thomas A Trust (tr)
Jun 8, 2005
$25,200
Carter William H Trust
Speer Land Trust
Quit Claim Deed
related
—
Jun 8, 2005
$370,600
Bipin Rama
Carter William H Trust
Grant Deed
$296,000 · Bank Of America
Nov 12, 2004
$260,000
Tammy G Ames
Jackson,donald J
Warranty Deed
$130,000 · Donald J Jackson
Dec 20, 2000
$140,000
Carter Trust
Parker,frederick N & Syble B
Grant Deed
—
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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