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Property profile & analytics
OFF-MARKET
Estimated value
$2,150,000
Assisted living facilities
10420 89th Ave, Peoria, AZ 85345-6453
Entity Owned
6-yr Hold
Free & Clear
Property ID
US07-1276331
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1985
Construction
STEEL FRAME
Total area
9,315 SF
Lot
2.22 ac (96,669 SF)
Zoning code
RM-1
APN
142-39-040H
UPID
US07-1276331
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
-
Paseo Village, Assisted Living and Memory Care Nursing Home Retirement Community
-
Peppertree Square Nursing Home Retirement Community
-
Paseo Village Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.15M
Blend (final)
Blend
$2.15M
Owner & transaction history
Thomas Lee LLC · 6 yrs held
Thomas Lee LLC
since 2019
7 recorded transactions
Zoning & alternative use
RM-1 · Peoria, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$3.6M
+125.5%
Medical building
$2.3M
+43.1%
Warehouse, storage
$1.9M
+21.0%
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 Peoria submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Peoria 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)
$1,575,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$3,550,000
Change: +125% · Conversion: Difficult
MEDICAL BUILDING
$2,255,000
Change: +43% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,905,000
Change: +21% · Conversion: Difficult
Blend value · Realmo final
$2.15M
Range $1.94M – $2.37M · ±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
$231 / 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
$35,107
Tax year 2023
Assessed value
$893,340
Assessed 2024
Previous assessed
$745,500
+19.8% YoY
Effective rate
3.93%
On assessed value
Land market value
$437,200
Improvement market value
$8,496,200
Total market value
$8,933,400
Applied tax rate
111,200.0000
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
1985
Construction
STEEL FRAME
Heating
HEAT PUMP
Buildings
8
Stories
1
Units
8
Total area
9,315 SF
Lot
2.22 ac (96,669 SF)
Zoning code
RM-1
APN
142-39-040H
UPID
US07-1276331
Jurisdiction
MARICOPA
Zoning & alternative use
RM-1 · Peoria, AZ
Zoning RM-1 · permitted uses
RM-1 · Peoria, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Peoria. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.6M
MEDICAL BUILDING
Est. value
$2.3M
WAREHOUSE, STORAGE
Est. value
$1.9M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1985
Construction
STEEL FRAME
Heating
HEAT PUMP
Stories
1
Buildings
8
Units
8
Lot
2.22 ac
Current owner
From public records · entity-resolved
Thomas Lee LLC
Entity
Free & Clear · 6 yrs held
Mailing address
439 N BEDFORD DR, BEVERLY HILLS, CA 90210-4302
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 30, 2019
—
Sonoran Behavioral Health LLC
—
Deed
related
$240,000 · Active Fndg
Jul 16, 2019
—
Thomas Lee LLC
Kan-win LLC
Warranty Deed
related
—
Dec 14, 2017
—
Peoria Avenue LLC
—
Deed
related
$16,000,000 · Cibc Bk USA
Mar 14, 2017
—
Peoria Avenue LLC
—
Deed
related
$850,000 · Privatebank & Tr
Feb 1, 2016
$5,425,000
Peoria Avenue LLC
Ll Peoria Realty LLC
Trustees Deed
related
$8,080,000 · Privatebank & Tr
Dec 3, 2015
—
Ll Peoria Realty LLC
Schaffer Eat LLC
Grant Deed
related
—
Mar 24, 2014
—
Ll Peoria Realty LLC
Schaffer Eat LLC
Grant Deed
related
—
Dec 4, 2013
$2,200,000
Schaffer Eat LLC
Quilted Care Ltd Co
Grant Deed
$2,410,000 · Cole Taylor Bk/drovers
Oct 29, 2004
—
Quilted Care Ltd Co LLC
Quilted Care Ltd Co LLC
Quit Claim Deed
related
—
Apr 1, 2004
$2,025,000
Quilted Care Ltd Co LLC
Citation-peppertree Ltd
Grant Deed
$1,822,500 · Citation-peppertree Ltd
Jan 28, 1992
$250,000
Citation Peppert
Living Alternati
Grant Deed
—
Aug 4, 1988
—
Alternati Living
Unknown
Grant Deed
related
—
—
—
Peoria Avenue LLC
—
Loan Modification
related
$850,000 · Privatebank & Tr
—
—
Peoria Avenue LLC
—
Loan Modification
related
$16,000,000 · Cibc Bk USA
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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