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Property profile & analytics
OFF-MARKET
Estimated value
$580,000
Assisted living facilities
1221 Arroya Cir, Mesa, AZ 85206-6705
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US07-1060734
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1999
Construction
FRAME
Total area
2,790 SF
Lot
0.21 ac (9,081 SF)
Zoning code
RS-9
APN
141-53-177
UPID
US07-1060734
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
-
A Place of Joy -Assisted Living Facility Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$423k
Blend (final)
Blend
$580k
Owner & transaction history
Griselda M Ponce · 4 yrs held
Griselda M Ponce
since 2022
Last sale
$575,000
7 recorded transactions
Zoning & alternative use
RS-9 · Mesa, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$870,000
+72.8%
Retail stores
$730,000
+45.4%
Medical building
$660,000
+31.3%
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
$585,000
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)
$505,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$870,000
Change: +73% · Conversion: Difficult
RETAIL STORES
$730,000
Change: +45% · Conversion: Difficult
MEDICAL BUILDING
$660,000
Change: +31% · Conversion: Difficult
WAREHOUSE, STORAGE
$470,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$580k
Range $522k – $638k · ±10% · vs last sale $575k (Mar 23 2022)
Last sale anchor
$575k
Mar 23 2022
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
$208 / 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
$2,487
Tax year 2023
Assessed value
$46,470
Assessed 2024
Previous assessed
$37,850
+22.8% YoY
Effective rate
5.35%
On assessed value
Land market value
$92,900
Improvement market value
$371,800
Total market value
$464,700
Applied tax rate
41,003.0000
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
1999
Construction
FRAME
Heating
YES
Cooling
REFRIGERATOR
Stories
1
Rooms
8
Bathrooms
3
Total area
2,790 SF
Lot
0.21 ac (9,081 SF)
Zoning code
RS-9
APN
141-53-177
UPID
US07-1060734
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
$505,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$870,000
RETAIL STORES
Est. value
$730,000
MEDICAL BUILDING
Est. value
$660,000
WAREHOUSE, STORAGE
Est. value
$470,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
MEDICAL 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
1999
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Rooms
8
Bathrooms
3
Lot
0.21 ac
Current owner
From public records · entity-resolved
Griselda M Ponce
Individual
Mailing address
1440 W BENTLEY ST, MESA, AZ 85201-6218
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 5, 2022
—
Griselda M Ponce
—
Deed
related
$431,250 · A&d Mortgage LLC
Mar 23, 2022
$575,000
Griselda M Ponce
Ts Homes LLC
Warranty Deed
$446,000 · Capital Fund I LLC
Mar 23, 2022
—
Griselda M Ponce
Francisco J Ponce
Intrafamily Transfer
related
—
Mar 25, 2010
—
Ts Homes LLC
Springborn,steven E
Quit Claim Deed
related
—
Sep 5, 2008
$265,000
Steven E Springborn
David L Hines SR.
Warranty Deed
—
Jul 14, 2005
$330,000
David L Hines SR.
Adair,lonnie K & Nicole
Warranty Deed
$297,000 · Ohio Savings Bank
Mar 26, 2004
$215,000
Lonnie K Adair
Kahn,robert D & Suzanne
Grant Deed
$172,000 · New Century Mortgage
Aug 16, 1999
$169,390
Kahn,robert D & Suzanne
Fulton Homes Sales Corp
Trustees Deed
$100,000 · M & T Mortgage Corp
Aug 16, 1999
$126,770
Fulton Homes Sales Corp
Fulton Homes Corp
Trustees Deed
related
—
—
—
Robert D Kahn
—
Deed Of Trust
related
$94,500 · Capitol Commerce Mortgage Co
—
—
Robert D Kahn
—
Deed Of Trust
related
$70,000 · Wells Fargo Bank
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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