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Property profile & analytics
OFF-MARKET
Estimated value
$16,625,000
Assisted living facilities
10601 Santa Fe Dr 16, Sun City, AZ 85351-3036
Entity Owned
1-yr Hold
Free & Clear
Property ID
US07-3106594
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1988
Construction
CONCRETE
Total area
70,000 SF
Lot
5.86 ac (255,390 SF)
Zoning code
C-2
APN
200-84-030X
UPID
US07-3106594
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
-
Banner Boswell Skilled Nursing Rehabilitation Center Rehabilitation Center Physical Therapy Clinic
-
Boswell Transitional Care of Cascadia Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$16.62M
Blend (final)
Blend
$16.63M
Owner & transaction history
Sun City 10601 Realty LLC · 1 yrs held
Sun City 10601 Realty LLC
since 2025
4 recorded transactions
Zoning & alternative use
C-2 · Sun City, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$18.4M
+39.9%
Neighborhood: shopping center
$18.2M
+38.7%
Industrial (general)
$16.1M
+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
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)
$13,120,000
Current use
MEDICAL BUILDING
$18,355,000
Change: +40% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$18,195,000
Change: +39% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$16,070,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$16.63M
Range $14.96M – $18.29M · ±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
$238 / 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
Assessed value
$1,609,459
Assessed 2024
Previous assessed
$1,279,575
+25.8% YoY
Land market value
$2,440,000
Improvement market value
$8,289,728
Total market value
$10,729,728
Applied tax rate
150,007.0000
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
1988
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Stories
1
Total area
70,000 SF
Lot
5.86 ac (255,390 SF)
Zoning code
C-2
APN
200-84-030X
UPID
US07-3106594
Jurisdiction
MARICOPA
Zoning & alternative use
C-2 · Sun City, AZ
Zoning C-2 · permitted uses
C-2 · Sun City, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sun City. 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
$13.1M
MEDICAL BUILDING
Est. value
$18.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$18.2M
INDUSTRIAL (GENERAL)
Est. value
$16.1M
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
1988
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
1
Lot
5.86 ac
Current owner
From public records · entity-resolved
Sun City 10601 Realty LLC
Entity
Free & Clear · 1 yrs held
Mailing address
2901 N CENTRAL AVE STE #160, PHOENIX, AZ 85012-2702
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 13, 2025
$15,850,000
Sun City 10601 Realty LLC
Cascadia Ctr Real Estate Holdings L
Special Warranty Deed
—
Jun 13, 2025
—
Sun City 10601 Realty LLC
Cascadia Ctr Real Estate Holdings L
Quitclaim Deed
related
$270,000,000 · First Citizens Bank & Trust Co
Aug 14, 2019
—
Health Banner
Services,sun H
Grant Deed
—
Sep 2, 2008
$2,353,000
Banner Health
Sun Health Corp
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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