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Property profile & analytics
OFF-MARKET
Estimated value
$56,200,000
Assisted living facilities
10101 Palmeras Dr 41 Sun City, AZ 85373-2046
Entity Owned
1-yr Hold
Free & Clear
Property ID
US07-1001619
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1996
Construction
CONCRETE
Total area
284,715 SF
Lot
7.14 ac (311,236 SF)
Zoning code
R-3
APN
230-04-001P
UPID
US07-1001619
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 Palms at Sun City Assisted & Senior Living Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$58.02M
Blend (final)
Blend
$56.20M
Owner & transaction history
Vtr The Palms Sun City LLC · 1 yrs held
Vtr The Palms Sun City LLC
since 2025
Last sale
$55.0M
7 recorded transactions
Zoning & alternative use
R-3 · Sun City, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$74.7M
+39.9%
Neighborhood: shopping center
$74.0M
+38.7%
Industrial (general)
$65.4M
+22.5%
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 Sun City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sun City 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
$49,610,000
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)
$53,360,000
Current use
MEDICAL BUILDING
$74,650,000
Change: +40% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$73,995,000
Change: +39% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$65,370,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$56.20M
Range $50.58M – $61.82M · ±10% · vs last sale $55.00M (Dec 19 2024)
Last sale anchor
$55.00M
Dec 19 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
$197 / 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
$259,772
Tax year 2023
Assessed value
$5,269,320
Assessed 2024
Previous assessed
$4,355,550
+21.0% YoY
Effective rate
4.93%
On assessed value
Land market value
$2,647,800
Improvement market value
$50,045,400
Total market value
$52,693,200
Applied tax rate
150,005.0000
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
1996
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Stories
3
Total area
284,715 SF
Lot
7.14 ac (311,236 SF)
Zoning code
R-3
APN
230-04-001P
UPID
US07-1001619
Jurisdiction
MARICOPA
Zoning & alternative use
R-3 · Sun City, AZZoning R-3 · permitted uses
R-3 · Sun City, AZ
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
$53.4M
MEDICAL BUILDING
Est. value
$74.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$74.0M
INDUSTRIAL (GENERAL)
Est. value
$65.4M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (GENERAL)
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
1996
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
3
Lot
7.14 ac
Current owner
From public records · entity-resolved
Vtr The Palms Sun City LLC
Entity
Free & Clear · 1 yrs held
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 19, 2025
$55,000,000
Vtr The Palms Sun City LLC
Stellar Sun City LLC
Special Warranty Deed
—
Dec 21, 2020
$41,000,000
Stellar Sun City LLC
Hcp Hb2 Heritage Palmeras LLC
Special Warranty Deed
$28,990,000 · The Huntington National Bank
Feb 11, 2004
$46,000,000
Cnl Retirement Hb2 Sun City Az
Senior Lifestyle Heritage LLC
Grant Deed
—
May 19, 1998
$10,000,000
Senior Lifestyle Heritage LLC
Boeing Realty Corp
Grant Deed
$100,000,000 · Credit Lyonnais Ny Branch Ttee
Mar 15, 1995
$977,517
Mcdonnell Douglas Realty Co
Geoffrey H Edmunds Assoc
Grant Deed
—
Nov 2, 1994
—
Geoffrey H Edmunds & Associates
Rtc
Grant Deed
related
—
Oct 6, 1989
$5,147,061
Meracor Developm
Ryerson/sun City
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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