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Property profile & analytics
OFF-MARKET
Estimated value
$500,000
Assisted living facilities
10858 Carlota Ln, Sun City, AZ 85373-4017
Entity Owned
5-yr Hold
Free & Clear
Property ID
US07-1446639
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1998
Construction
FRAME
Total area
2,941 SF
Lot
0.17 ac (7,481 SF)
Zoning code
R1-6
APN
200-11-150
UPID
US07-1446639
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
-
Orange Garden Assisted Living Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$532k
Blend (final)
Blend
$500k
Owner & transaction history
N & S Realty LLC · 5 yrs held
N & S Realty LLC
since 2021
Last sale
$500,000
7 recorded transactions
Zoning & alternative use
R1-6 · Sun City, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$770,000
+39.9%
Neighborhood: shopping center
$765,000
+38.7%
Warehouse, storage
$600,000
+9.2%
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 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
$505,000
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)
$550,000
Current use
MEDICAL BUILDING
$770,000
Change: +40% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$765,000
Change: +39% · Conversion: Difficult
WAREHOUSE, STORAGE
$600,000
Change: +9% · Conversion: Difficult
OFFICE BUILDING
$485,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$500k
Range $450k – $550k · ±10% · vs last sale $500k (Jan 19 2021)
Last sale anchor
$500k
Jan 19 2021
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
$170 / 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
$2,102
Tax year 2023
Assessed value
$48,300
Assessed 2024
Previous assessed
$38,750
+24.6% YoY
Effective rate
4.35%
On assessed value
Land market value
$96,600
Improvement market value
$386,400
Total market value
$483,000
Applied tax rate
111,208.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
1998
Construction
FRAME
Heating
YES
Cooling
REFRIGERATOR
Stories
1
Rooms
8
Bathrooms
2
Total area
2,941 SF
Lot
0.17 ac (7,481 SF)
Zoning code
R1-6
APN
200-11-150
UPID
US07-1446639
Jurisdiction
MARICOPA
Zoning & alternative use
R1-6 · Sun City, AZ
Zoning R1-6 · permitted uses
R1-6 · 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
$550,000
MEDICAL BUILDING
Est. value
$770,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$765,000
WAREHOUSE, STORAGE
Est. value
$600,000
OFFICE BUILDING
Est. value
$485,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
OFFICE 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
1998
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Rooms
8
Bathrooms
2
Lot
0.17 ac
Current owner
From public records · entity-resolved
N & S Realty LLC
Entity
Free & Clear · 5 yrs held
Mailing address
51 DUBLIN, IRVINE, CA 92620-4202
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 19, 2021
$500,000
N & S Realty LLC
Daniel Heler
Grant Deed
—
Oct 22, 2007
$365,000
Daniel Heler
Iancu,sorinel
Warranty Deed
$328,500 · Mortgageit INC
Oct 22, 2007
—
Daniel Heler
Heler,daniel
Quit Claim Deed
related
—
May 15, 2006
$340,000
Sorinel Iancu
Cancik,charles E III
Warranty Deed
$272,000 · Countrywide Home Loans INC
Sep 26, 2003
—
Charles E Cancik
Cancik,charles E
Quit Claim Deed
related
—
Sep 26, 2003
$190,000
Charles E Cancik
Winklevoss,myron R & Judy I
Grant Deed
$171,000 · Countrywide Home Loans INC
Sep 9, 1999
—
Kaufman & Broad Arizona INC
Forecast Group LP
Quit Claim Deed
related
—
Aug 31, 1998
—
Residential Sales Az Forecast
Forecast Group LP
Quit Claim Deed
related
—
Aug 31, 1998
$138,270
Winklevoss,myron R & Judy I
Forecast Residential Sales Az
Trustees Deed
$100,000 · Norwest Mortgage INC
Jun 30, 1998
—
Residential Sales Az Forecast
Forecast Group LP
Quit Claim Deed
related
—
Jun 30, 1998
$129,310
Devito,robert & Nanette
Forecast Residential Sales Az
Trustees Deed
$116,350 · Norwest Mortgage INC
—
—
Myron R Winklevoss
—
Deed Of Trust
related
$39,000 · Arizona FCU
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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