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Property profile & analytics
OFF-MARKET
Estimated value
$6,625,000
Assisted living facilities
990 Waterford Dr, Frederick, MD 21702-4414
Entity Owned
5-yr Hold
Free & Clear
Property ID
US40-1746936
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1991
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
36,135 SF
Lot
1.3 ac (56,628 SF)
Zoning code
PND
APN
02-155613
UPID
US40-1746936
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
-
Sunrise of Frederick Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.34M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.63M
Owner & transaction history
Sjv 1 Frederick LLC · 5 yrs held
Sjv 1 Frederick LLC
since 2021
Last sale
$5.5M
4 recorded transactions
Zoning & alternative use
PND · Frederick, MD
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 Frederick submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Frederick 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
$8,120,000
ML approach
$7,340,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$7,380,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$6,850,000
Change: 0% · Conversion: Difficult
RESTAURANT
$6,515,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$6.63M
Range $5.96M – $7.29M · ±10% · vs last sale $5.52M (Feb 8 2021)
Last sale anchor
$5.52M
Feb 8 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
$183 / 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
$91,373
Tax year 2023
Assessed value
$4,957,600
Assessed 2023
Previous assessed
$4,957,600
+0.0% YoY
Effective rate
1.84%
On assessed value
Assessed land
$488,400
Assessed improvement
$4,469,200
Land market value
$488,400
Improvement market value
$4,469,200
Total market value
$4,957,600
Applied tax rate
4.0000
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
1991
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Cooling
AC.PACKAGE
Stories
3
Units
73
Total area
36,135 SF
Lot
1.3 ac (56,628 SF)
Zoning code
PND
APN
02-155613
UPID
US40-1746936
Jurisdiction
FREDERICK
Metro division
BETHESDA-GAITHERSBURG-FREDERICK, MD METROPOLITAN DIVISION
Zoning & alternative use
PND · Frederick, MD
Zoning PND · permitted uses
PND · Frederick, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Frederick. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$7.4M
COMMERCIAL (GENERAL)
Est. value
$6.9M
RESTAURANT
Est. value
$6.5M
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1991
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Cooling
Yes
Stories
3
Units
73
Lot
1.3 ac
Current owner
From public records · entity-resolved
Sjv 1 Frederick LLC
Entity
Free & Clear · 5 yrs held
Mailing address
250 VESEY ST FL #15, NEW YORK, NY 10281-1065
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 20, 2021
—
Sjv 1 Frederick LLC
—
Deed
related
$334,900,000 · Athene Annuity And Lofe Company
Feb 8, 2021
$5,517,213
Sjv 1 Frederick LLC
Hcp Sun1 LP
Special Warranty Deed
—
Oct 3, 2003
$6,885,640
Cnl Retirement Suni LP
Sunrise Assisted Living LP
Grant Deed
—
—
—
Cnl Retirement Sun1 LP
—
Deed Of Trust
related
$74,645,000 · Prudential Insurance 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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