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Property profile & analytics
OFF-MARKET
Estimated value
$24,140,000
Assisted living facilities
12000 90th St, Scottsdale, AZ 85260-8604
Entity Owned
19-yr Hold
Free & Clear
Property ID
US07-1132172
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1988
Construction
CONCRETE
Total area
61,865 SF
Lot
16.19 ac (705,036 SF)
Zoning code
R-5
APN
217-25-005D
UPID
US07-1132172
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
-
Weyrich Health Care Center Nursing Home
-
Westminster Village Charitable Organization Social Service Agency
-
Chase ATM Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$24.14M
Blend (final)
Blend
$24.14M
Owner & transaction history
City Of Scottsdale · 19 yrs held
City Of Scottsdale
since 2006
6 recorded transactions
Zoning & alternative use
R-5 · Scottsdale, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$30.3M
+55.7%
Retail stores
$28.5M
+46.7%
Auto repair, garage
$25.5M
+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)
$19,425,000
Current use
COMMERCIAL (GENERAL)
$30,255,000
Change: +56% · Conversion: Difficult
RETAIL STORES
$28,495,000
Change: +47% · Conversion: Difficult
AUTO REPAIR, GARAGE
$25,490,000
Change: +31% · Conversion: Difficult
MEDICAL BUILDING
$21,615,000
Change: +11% · Conversion: Difficult
Blend value · Realmo final
$24.14M
Range $21.73M – $26.55M · ±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
Assessed value
$9,006,531
Assessed 2024
Previous assessed
$8,594,805
+4.8% YoY
Land market value
$18,096,400
Improvement market value
$41,947,142
Total market value
$60,043,542
Applied tax rate
481,400.0000
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
1988
Construction
CONCRETE
Heating
HEAT PUMP
Buildings
6
Stories
2
Units
3
Total area
61,865 SF
Lot
16.19 ac (705,036 SF)
Zoning code
R-5
APN
217-25-005D
UPID
US07-1132172
Jurisdiction
MARICOPA
Zoning & alternative use
R-5 · Scottsdale, AZ
Zoning R-5 · permitted uses
R-5 · 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
$19.4M
COMMERCIAL (GENERAL)
Est. value
$30.3M
RETAIL STORES
Est. value
$28.5M
AUTO REPAIR, GARAGE
Est. value
$25.5M
MEDICAL BUILDING
Est. value
$21.6M
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
1988
Construction
CONCRETE
Heating
HEAT PUMP
Stories
2
Buildings
6
Units
3
Lot
16.19 ac
Current owner
From public records · entity-resolved
City Of Scottsdale
Entity
Free & Clear · 19 yrs held
Mailing address
12000 N 90TH ST, SCOTTSDALE, AZ 85260-8604
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 15, 2017
—
Westminster Village INC
—
Deed
related
$24,000,000 · Industrial Dev Authority/cnty
Sep 28, 2006
—
City Of Scottsdale
Westminster Village INC
Warranty Deed
related
—
Apr 4, 1994
—
Sana E Osgood
Stilwell
Quit Claim Deed
related
—
Dec 6, 1991
—
Frances Najafi
Rtc
Grant Deed
related
—
Jul 15, 1987
$3,426,000
—
Westm
Grant Deed
related
—
—
—
Westminster Village INC
—
Deed Of Trust
related
$24,000,000 · Industrial Dev Authority/cnty
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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