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Property profile & analytics
OFF-MARKET
Estimated value
$2,060,000
Assisted living facilities
9015 University Pkwy Pensacola, FL 32514-5525
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US18-4132096
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1997
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,625 SF
Lot
4.96 ac (216,058 SF)
Zoning code
HDMU
APN
14-1S-30-3301-001-001
UPID
US18-4132096
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
-
The Waterford at Creekside Retirement Community
-
Pacifica Senior Living Nursing Home Retirement Community
-
Encore Senior Village Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.06M
Blend (final)
Blend
$2.06M
Owner & transaction history
Csl Creekside Fl LLC · 10 yrs held
Csl Creekside Fl LLC
since 2016
5 recorded transactions
Zoning & alternative use
HDMU · Pensacola, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.8M
+59.9%
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 Pensacola submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pensacola 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
$1,760,000
Change: +60% · Conversion: Difficult
Blend value · Realmo final
$2.06M
Range $1.85M – $2.27M · ±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
$366 / 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
$49,116
Tax year 2023
Assessed value
$3,544,714
Assessed 2023
Previous assessed
$3,438,340
+3.1% YoY
Effective rate
1.39%
On assessed value
Land market value
$494,016
Improvement market value
$3,050,698
Total market value
$3,544,714
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
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
63
Bathrooms
93
Total area
5,625 SF
Lot
4.96 ac (216,058 SF)
Zoning code
HDMU
APN
14-1S-30-3301-001-001
UPID
US18-4132096
Jurisdiction
ESCAMBIA
Zoning & alternative use
HDMU · Pensacola, FL
Zoning HDMU · permitted uses
HDMU · Pensacola, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pensacola. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$1.8M
RESTAURANT
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
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
63
Bathrooms
93
Lot
4.96 ac
Current owner
From public records · entity-resolved
Csl Creekside Fl LLC
Entity
Mailing address
14755 PRESTON RD #810, DALLAS, TX 75254-6815
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 18, 2016
$2,200,000
Csl Creekside Fl LLC
Extended Care Portfolio Florid
Grant Deed
$18,970,000 · Miscellaneous Ins Co
Dec 21, 2011
—
Care Portfolio Flor Extended
—
Deed Of Trust
related
$145,000,000 · Hsh Nordbank Ag
Jun 29, 2007
$12,300,000
Owner Name Unavailable
Owner Name Unavailable
Warranty Deed
related
—
Apr 21, 2005
$3,400,000
Retirement Enc1 Florida Cnl
Encore Senior Living II LLC
Grant Deed
$50,000,000 · Hsh Nordbank Ag
—
—
Care Portfolio Flor Extended
—
Deed Of Trust
related
$24,000,000 · Hsh Nordbank Ag
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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