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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Assisted living facilities
1145 Winthrop Cir, Mesa, AZ 85213-5332
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US07-2946054
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1984
Construction
CONCRETE BLOCKS
Total area
2,626 SF
Lot
0.33 ac (14,389 SF)
Zoning code
RS-9
APN
140-07-521
UPID
US07-2946054
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
$476k
Blend (final)
Blend
$550k
Owner & transaction history
Residents At The Heights LLC · 4 yrs held
Residents At The Heights LLC
since 2021
Last sale
$551,000
7 recorded transactions
Zoning & alternative use
RS-9 · Mesa, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$820,000
+72.8%
Retail stores
$690,000
+45.4%
Medical building
$690,000
+45.3%
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 Mesa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mesa 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
$545,000
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)
$475,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$820,000
Change: +73% · Conversion: Difficult
RETAIL STORES
$690,000
Change: +45% · Conversion: Difficult
MEDICAL BUILDING
$690,000
Change: +45% · Conversion: Difficult
OFFICE BUILDING
$450,000
Change: -4% · Conversion: Difficult
WAREHOUSE, STORAGE
$445,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$550k
Range $495k – $605k · ±10% · vs last sale $551k (Aug 9 2021)
Last sale anchor
$551k
Aug 9 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
$209 / 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
$3,001
Tax year 2023
Assessed value
$52,310
Assessed 2024
Previous assessed
$41,520
+26.0% YoY
Effective rate
5.74%
On assessed value
Land market value
$104,600
Improvement market value
$418,500
Total market value
$523,100
Applied tax rate
41,000.0000
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
1984
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
REFRIGERATOR
Stories
1
Rooms
8
Bathrooms
3
Total area
2,626 SF
Lot
0.33 ac (14,389 SF)
Zoning code
RS-9
APN
140-07-521
UPID
US07-2946054
Jurisdiction
MARICOPA
Zoning & alternative use
RS-9 · Mesa, AZ
Zoning RS-9 · permitted uses
RS-9 · Mesa, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Mesa. 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
$475,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$820,000
RETAIL STORES
Est. value
$690,000
MEDICAL BUILDING
Est. value
$690,000
OFFICE BUILDING
Est. value
$450,000
WAREHOUSE, STORAGE
Est. value
$445,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
MEDICAL BUILDING
OFFICE 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
1984
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
Yes
Stories
1
Rooms
8
Bathrooms
3
Lot
0.33 ac
Current owner
From public records · entity-resolved
Residents At The Heights LLC
Entity
Mailing address
215 S POWER RD STE #1251, MESA, AZ 85206-5238
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
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 9, 2021
$551,000
Residents At The Heights LLC
Jeff Gene Nelson
Warranty Deed
—
Oct 30, 2018
—
Jeff Gene Nelson
—
Deed
related
$94,000 · Desert Schools FCU
Nov 20, 2017
—
Jeff G Nelson
Nelson,jeff G
Quit Claim Deed
related
$188,000 · Truwest Cu
May 26, 2009
$190,000
Jeff G Nelson
Cwalt INC Al Trust 2006-28cb
Grant Deed
$186,558 · Bank Of America
Nov 24, 2008
$265,625
Cwalt INC Alterna Trust 2006-28cb
Recontrust Co
Trustees Deed
related
—
Apr 5, 2002
$200,000
James D Palmo
Heape,william F & Cynthia A
Grant Deed
$190,000 · Suburban Mortgage INC
Jun 30, 2000
$196,500
William F Heape
Gazey,george T & Pricilla
Grant Deed
$130,000 · Bank Of America
Jun 12, 1998
—
George T Gazey
Federal National Mortgage Assn
Grant Deed
$153,200 · American Financial Resources
May 21, 1998
—
Regency House Counseling 1997
Regency House Church
Quit Claim Deed
related
—
Mar 19, 1998
$140,000
Federal National Mortgage Assn
Conway,allen J & Diane G
Trustees Deed
related
—
May 16, 1997
$144,000
Countrywide Funding Corp
Allen J & Diane G Conway
Trustees Deed
related
—
—
—
Jim Palmo
—
Deed Of Trust
related
$286,000 · First Magnus Financial Corp
—
—
Federal National Mortgage Assoc
—
Deed Of Trust
related
—
—
—
William F Heape
—
Deed Of Trust
related
$161,250 · Bank Of America
—
—
James D Palmo
—
Deed Of Trust
related
$198,000 · Stonecreek Funding LLC
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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