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Property profile & analytics
OFF-MARKET
Assisted living facilities
928 Westwood Dr, Amarillo, TX 79124-1160
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US82-2741150
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2018
Total area
8,330 SF
Lot
1.42 ac (61,855 SF)
Zoning code
O1
APN
R-086-1480-4280
UPID
US82-2741150
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
-
Goodlife Senior Living and Memory Care Amarillo Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Cashwell 3 LLC · 3 yrs held
Cashwell 3 LLC
since 2023
7 recorded transactions
Zoning & alternative use
O1 · Amarillo, TX
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Amarillo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Amarillo 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$30,670
Tax year 2023
Assessed value
$1,431,382
Assessed 2024
Previous assessed
$1,417,533
+1.0% YoY
Effective rate
2.14%
On assessed value
Assessed land
$154,638
Assessed improvement
$1,276,744
Land market value
$154,638
Improvement market value
$1,276,744
Total market value
$1,431,382
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
Heating
NONE
Cooling
NONE
Stories
1
Total area
8,330 SF
Lot
1.42 ac (61,855 SF)
Zoning code
O1
APN
R-086-1480-4280
UPID
US82-2741150
Jurisdiction
POTTER
Zoning & alternative use
O1 · Amarillo, TX
Zoning O1 · permitted uses
O1 · Amarillo, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Amarillo. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2018
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.42 ac
Current owner
From public records · entity-resolved
Cashwell 3 LLC
Entity
Mailing address
4304 PO BOX 1278TH ST, RUIDOSO, NM 88355-1278
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 13, 2023
—
Cashwell 3 LLC
Gary Keith Guinn
Warranty Deed
$1,850,000 · The Citizens Bank Of Clovis
Nov 19, 2020
—
Sterling Mgmt Co Of New Mexico Ll
—
Deed
related
$1,843,697 · First United Bk
Apr 30, 2020
—
Sterling Mgmt Co Of New Mexico Ll
—
Deed
related
$1,843,697 · First United Bk
Mar 6, 2020
—
Sterling Mgmt Co Of New Mexico Ll
—
Deed
related
$1,843,696 · First United Bk
Nov 6, 2019
—
Sterling Mgmt Co Of New Mexico Ll
—
Deed
related
$1,843,696 · First United Bk
Sep 5, 2019
—
Sterling Mgmt Co Of New Mexico Ll
—
Deed
related
$1,843,697 · First United Bk
Dec 20, 2017
—
Sterling Mgmt Co Of New Mexico
Amarillo Goodlife LLC
Warranty Deed
$1,843,697 · First United Bk
May 6, 2011
—
Moreno Eddie J Living Trust
Sterling Management LLC
Warranty Deed
—
—
—
Sterling Mgmt Co Of New Mexico Ll
—
Loan Modification
related
$1,843,697 · First United Bk
—
—
Sterling Mgmt Co Of New Mexico Ll
—
Loan Modification
related
$1,843,696 · First United Bk
—
—
Sterling Mgmt Co Of New Mexico Ll
—
Loan Modification
related
$1,843,697 · First United Bk
—
—
Sterling Management LLC
—
Deed Of Trust
related
$100,000 · City Bank
—
—
Sterling Mgmt Co Of New Mexico Ll
—
Loan Modification
related
$1,843,696 · First United Bk
—
—
Sterling Management Co Of Nm
—
Deed Of Trust
related
$1,021,291 · Amarillo National Bank
—
—
Sterling Management Co Of Nm
—
Deed Of Trust
related
$1,021,291 · Amarillo National Bank
—
—
Sterling Mgmt Co Of New Mexico Ll
—
Loan Modification
related
$1,843,697 · First United Bk
—
—
Sterling Management Co Of Nm LLC
—
Deed Of Trust
related
$1,021,291 · Amarillo National 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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