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Property profile & analytics
OFF-MARKET
Estimated value
$82,020,000
Assisted living facilities
10455 Pinnacle Peak Pkwy, Scottsdale, AZ 85255-8091
Entity Owned
8-yr Hold
Free & Clear
Property ID
US07-2825607
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2019
Construction
STEEL FRAME
Total area
210,211 SF
Lot
5.84 ac (254,296 SF)
Zoning code
C-2
APN
217-02-008W
UPID
US07-2825607
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
-
ACOYA Troon Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$82.02M
Blend (final)
Blend
$82.02M
Owner & transaction history
Src Pinnacle Owner LP · 8 yrs held
Src Pinnacle Owner LP
since 2018
5 recorded transactions
Zoning & alternative use
C-2 · Scottsdale, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$102.8M
+55.7%
Retail stores
$96.8M
+46.7%
Auto repair, garage
$86.6M
+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 Scottsdale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Scottsdale 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)
$66,005,000
Current use
COMMERCIAL (GENERAL)
$102,800,000
Change: +56% · Conversion: Difficult
RETAIL STORES
$96,815,000
Change: +47% · Conversion: Difficult
AUTO REPAIR, GARAGE
$86,615,000
Change: +31% · Conversion: Difficult
MEDICAL BUILDING
$73,445,000
Change: +11% · Conversion: Difficult
Blend value · Realmo final
$82.02M
Range $73.82M – $90.22M · ±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
$199,826
Tax year 2023
Assessed value
$6,067,014
Assessed 2024
Previous assessed
$6,067,014
+0.0% YoY
Effective rate
3.29%
On assessed value
Land market value
$1,968,400
Improvement market value
$58,701,737
Total market value
$60,670,137
Applied tax rate
931,400.0000
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
2019
Construction
STEEL FRAME
Heating
NONE
Buildings
3
Stories
4
Total area
210,211 SF
Lot
5.84 ac (254,296 SF)
Zoning code
C-2
APN
217-02-008W
UPID
US07-2825607
Jurisdiction
MARICOPA
Zoning & alternative use
C-2 · Scottsdale, AZ
Zoning C-2 · permitted uses
C-2 · Scottsdale, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Scottsdale. 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
$66.0M
COMMERCIAL (GENERAL)
Est. value
$102.8M
RETAIL STORES
Est. value
$96.8M
AUTO REPAIR, GARAGE
Est. value
$86.6M
MEDICAL BUILDING
Est. value
$73.4M
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
2019
Construction
STEEL FRAME
Heating
NONE
Stories
4
Buildings
3
Lot
5.84 ac
Current owner
From public records · entity-resolved
Src Pinnacle Owner LP
Entity
Free & Clear · 8 yrs held
Mailing address
533 S 3RD ST STE #100, MINNEAPOLIS, MN 55415-7521
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 26, 2018
—
Src Pinnacle Owner LP
—
Grant Deed
related
$43,521,088 · Western Alliance Bk
Jun 26, 2018
$6,140,000
Src Pinnacle Owner LP
Continua LLC
Grant Deed
—
Feb 5, 2018
—
Ryan Companies Us INC
Continua LLC
Grant Deed
related
—
Feb 5, 2003
$2,157,700
Continua LLC
Walsh,kevin M
Grant Deed
—
Jan 30, 2001
$2,157,700
Kevin M Walsh
Ipina Investments N V
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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