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Property profile & analytics
OFF-MARKET
Estimated value
$665,000
Assisted living facilities
1420 Bates Rd, Cottonwood, AZ 86326-5416
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US07-2976971
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1988
Construction
CONCRETE BLOCKS
Total area
5,068 SF
Lot
2.28 ac (99,317 SF)
APN
406-12-009A
UPID
US07-2976971
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
$575k
Blend (final)
Blend
$665k
Owner & transaction history
Gracious Granny S Arizona LLC · 7 yrs held
Gracious Granny S Arizona LLC
since 2018
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.1M
+31.8%
Auto repair, garage
$930,000
+11.0%
Commercial (general)
$900,000
+7.5%
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 Cottonwood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cottonwood 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)
$835,000
Current use
MEDICAL BUILDING
$1,105,000
Change: +32% · Conversion: Difficult
AUTO REPAIR, GARAGE
$930,000
Change: +11% · Conversion: Difficult
COMMERCIAL (GENERAL)
$900,000
Change: +8% · Conversion: Difficult
RETAIL STORES
$890,000
Change: +6% · Conversion: Difficult
OFFICE BUILDING
$770,000
Change: -8% · Conversion: Difficult
WAREHOUSE, STORAGE
$690,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$665k
Range $599k – $732k · ±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
$131 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$6,840
Tax year 2022
Assessed value
$170,787
Assessed 2025
Previous assessed
$169,248
+0.9% YoY
Effective rate
4.00%
On assessed value
Assessed land
$28,653
Assessed improvement
$142,134
Land market value
$191,022
Improvement market value
$947,562
Total market value
$1,138,584
Applied tax rate
620.0000
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 BLOCKS
Heating
YES
Cooling
YES
Buildings
2
Stories
1
Total area
5,068 SF
Lot
2.28 ac (99,317 SF)
APN
406-12-009A
UPID
US07-2976971
Jurisdiction
YAVAPAI
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$835,000
MEDICAL BUILDING
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$930,000
COMMERCIAL (GENERAL)
Est. value
$900,000
RETAIL STORES
Est. value
$890,000
OFFICE BUILDING
Est. value
$770,000
WAREHOUSE, STORAGE
Est. value
$690,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
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
1988
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Lot
2.28 ac
Current owner
From public records · entity-resolved
Gracious Granny S Arizona LLC
Entity
Mailing address
1472 S GRAY BAR DR, COTTONWOOD, AZ 86326-7901
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 1, 2018
$850,000
Gracious Granny S Arizona LLC
Denita Dee Remington
Special Warranty Deed
$1,293,000 · Celtic Bank Corporation
Sep 2, 2008
$1,100,000
Denita D Remington
Churchill Spring B Trust
Warranty Deed
$1,005,833 · Spring Bright Churchill Trust
Aug 14, 2006
—
Churchill Spring B Trust
Churchill,creighton & Spring
Quit Claim Deed
related
—
Dec 13, 2005
$950,000
Creighton Churchill
Windham 1996 Trust
Warranty Deed
—
Apr 25, 2003
—
Robert J Windham
Prescott,diane B
Grant Deed
related
$231,225 · Bank Of America
Mar 30, 2001
—
Merie H Bilquist
Windham Trust
Grant Deed
related
—
May 2, 1995
$280,000
Rob Windham
Allied Mutual Insurance Co
Grant Deed
related
$230,000 · Seller
—
—
Windham Trust
—
Deed Of Trust
related
$227,000 · Bank Of America
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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