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Property profile & analytics
OFF-MARKET
Estimated value
$1,630,000
Assisted living facilities
900 Manchester Rd Fairview, PA 16415-1703
Individually Owned
10-yr Hold
~
Est. High Equity
Property ID
US73-5790186
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1982
Construction
FRAME
Total area
54,303 SF
Lot
13.3 ac (579,261 SF)
Zoning code
R3
APN
21-028-017.0-004.00
UPID
US73-5790186
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
-
Fairview Manor Nursing Home
-
Heritage Health Care Erie Home Health Care Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.06M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.20M
Blend (final)
Blend
$1.63M
Owner & transaction history
Fairview Township Sewer Author · 10 yrs held
Fairview Township Sewer Author
since 2015
4 recorded transactions
Zoning & alternative use
R3 · Fairview, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$2.6M
+49.8%
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 Fairview submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fairview 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
$1,060,000
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)
$1,715,000
Current use
APARTMENT HOUSE (5+ UNITS)
$2,570,000
Change: +50% · Conversion: Difficult
Blend value · Realmo final
$1.63M
Range $1.47M – $1.79M · ±10%
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
$30 / 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
$132,321
Tax year 2023
Assessed value
$4,952,900
Assessed 2024
Previous assessed
$4,952,900
+0.0% YoY
Effective rate
2.67%
On assessed value
Assessed land
$465,400
Assessed improvement
$4,487,500
Land market value
$465,400
Improvement market value
$4,487,500
Total market value
$4,952,900
Applied tax rate
21.0000
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
1982
Construction
FRAME
Heating
NONE
Stories
2
Total area
54,303 SF
Lot
13.3 ac (579,261 SF)
Zoning code
R3
APN
21-028-017.0-004.00
UPID
US73-5790186
Jurisdiction
ERIE
Zoning & alternative use
R3 · Fairview, PAZoning R3 · permitted uses
R3 · Fairview, PA
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
$1.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.6M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
APARTMENT HOUSE (5+ UNITS)
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
1982
Construction
FRAME
Heating
NONE
Stories
2
Lot
13.3 ac
Current owner
From public records · entity-resolved
Fairview Township Sewer Author
Individual
Mailing address
1100 SHAWNEE RD, LIMA, OH 45805-3529
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 26, 2023
—
Hcf Realty Of Fairview INC
—
Deed
related
$62,630,000 · Merchants Bank Of Indiana
Feb 20, 2018
—
Hcf Realty Of Fairview INC
—
Grant Deed
related
$50,000,000 · Fifth Third Bk/nthrn
Nov 20, 2015
$5,493
Fairview Township Sewer Author
Hcf Realty Of Fairview INC
Grant Deed
related
—
Feb 21, 2013
—
Hcf Realty Of Fairview INC
—
Deed Of Trust
related
$10,000,000 · Fifth Third 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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