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Property profile & analytics
OFF-MARKET
Estimated value
$2,185,000
Assisted living facilities
10420 57th St Paradise Valley, AZ 85253-1139
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US07-0589416
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1995
Construction
FRAME
Total area
5,598 SF
Lot
1.14 ac (49,581 SF)
Zoning code
RE-43
APN
168-04-018
UPID
US07-0589416
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.18M
Blend (final)
Blend
$2.19M
Owner & transaction history
Elite Holdings LLC · 18 yrs held
Elite Holdings LLC
since 2007
7 recorded transactions
Zoning & alternative use
RE-43 · Paradise Valley, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
town code
Top alternative use upside
Commercial (general)
$2.7M
+55.7%
Retail stores
$2.6M
+46.7%
Auto repair, garage
$2.3M
+31.2%
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 Paradise Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Paradise Valley 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$1,760,000
Current use
COMMERCIAL (GENERAL)
$2,740,000
Change: +56% · Conversion: Difficult
RETAIL STORES
$2,580,000
Change: +47% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,305,000
Change: +31% · Conversion: Difficult
MEDICAL BUILDING
$1,955,000
Change: +11% · Conversion: Difficult
Blend value · Realmo final
$2.19M
Range $1.97M – $2.40M · ±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
$390 / 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
$12,550
Tax year 2023
Assessed value
$289,100
Assessed 2024
Previous assessed
$215,760
+34.0% YoY
Effective rate
4.34%
On assessed value
Land market value
$578,200
Improvement market value
$2,312,800
Total market value
$2,891,000
Applied tax rate
481,300.0000
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
1995
Construction
FRAME
Heating
YES
Cooling
REFRIGERATOR
Stories
1
Rooms
17
Bathrooms
4
Total area
5,598 SF
Lot
1.14 ac (49,581 SF)
Zoning code
RE-43
APN
168-04-018
UPID
US07-0589416
Jurisdiction
MARICOPA
Zoning & alternative use
RE-43 · Paradise Valley, AZZoning RE-43 · permitted uses
RE-43 · Paradise Valley, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
town code
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$2.7M
RETAIL STORES
Est. value
$2.6M
AUTO REPAIR, GARAGE
Est. value
$2.3M
MEDICAL BUILDING
Est. value
$2.0M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
COMMERCIAL (GENERAL)
RETAIL STORES
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1995
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Rooms
17
Bathrooms
4
Lot
1.14 ac
Current owner
From public records · entity-resolved
Elite Holdings LLC
Entity
Mailing address
10420 N 57TH ST, PARADISE VALLEY, AZ 85253-1139
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 28, 2007
—
Elite Holdings LLC
Moldovan,adina
Quit Claim Deed
related
—
Oct 20, 2006
—
Adina Moldovan
Elite Holdings LLC
Quit Claim Deed
related
—
Jul 21, 2006
—
Elite Holdings LLC
Moldovan,adina
Quit Claim Deed
related
—
Jun 27, 2006
—
Adina Moldovan
Elite Holdings LLC
Quit Claim Deed
related
—
Aug 24, 2005
—
Elite Holdings LLC
Moldovan,adina M
Quit Claim Deed
related
—
Apr 25, 2005
—
Elite Holdings LLC
Moldovan,daniel D & Adina M
Quit Claim Deed
related
—
May 3, 2004
—
Daniel D Moldovan
Elite Holdings LLC
Quit Claim Deed
related
$100,000 · Wells Fargo Bank
Nov 19, 2003
—
Elite Holdings LLC
Moldovan,daniel D & Adina M
Quit Claim Deed
related
—
May 12, 2003
—
Daniel D Moldovan
Elite Holdings LLC
Quit Claim Deed
related
—
Jul 29, 2002
—
Elite Holdings LLC
Moldovan,daniel & Adina
Quit Claim Deed
related
$413,400 · American Financial Resources
Nov 30, 2001
—
Elite Holdings LLC
Moldovan,daniel D & Adina M
Quit Claim Deed
related
—
Jan 18, 1996
—
Daniel D Moldovan
Peter & Maria Moldovan
Quit Claim Deed
related
$110,650 · Bank Of America
—
—
Daniel D Moldovan
—
Deed Of Trust
related
$50,000 · Bank Of America Arizona
—
—
Daniel D Moldovan
—
Deed Of Trust
related
$975,000 · Greenpoint Mortgage Funding
—
—
Daniel D Moldovan
—
Deed Of Trust
related
$214,600 · New America Financial INC
—
—
Adina Moldovan
—
Deed Of Trust
related
$1,583,894 · Bac Home Loans Servicing LP
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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