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Property profile & analytics
OFF-MARKET
Estimated value
$645,000
Assisted living facilities
14611 Wilshire Dr, Goodyear, AZ 85395-2034
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US07-0539852
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2003
Construction
FRAME
Total area
3,105 SF
Lot
0.3 ac (13,107 SF)
Zoning code
PAD
APN
501-76-398
UPID
US07-0539852
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
-
Amira Senior Home Care Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$590k
Blend (final)
Blend
$645k
Owner & transaction history
Letitia Nicoleta Valean · 1 yrs held
Letitia Nicoleta Valean
since 2024
Last sale
$705,000
7 recorded transactions
Zoning & alternative use
PAD · Goodyear, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.0M
+42.5%
Neighborhood: shopping center
$980,000
+33.8%
Office building
$925,000
+26.3%
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 Goodyear submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Goodyear 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
$635,000
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)
$735,000
Current use
RETAIL STORES
$1,045,000
Change: +43% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$980,000
Change: +34% · Conversion: Difficult
OFFICE BUILDING
$925,000
Change: +26% · Conversion: Difficult
MEDICAL BUILDING
$790,000
Change: +8% · Conversion: Difficult
WAREHOUSE, STORAGE
$635,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$645k
Range $581k – $710k · ±10% · vs last sale $705k (May 1 2024)
Last sale anchor
$705k
May 1 2024
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
$4,709
Tax year 2023
Assessed value
$53,450
Assessed 2024
Previous assessed
$44,620
+19.8% YoY
Effective rate
8.81%
On assessed value
Land market value
$106,900
Improvement market value
$427,600
Total market value
$534,500
Applied tax rate
790,801.0000
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
2003
Construction
FRAME
Heating
YES
Cooling
REFRIGERATOR
Stories
1
Rooms
9
Bathrooms
4
Total area
3,105 SF
Lot
0.3 ac (13,107 SF)
Zoning code
PAD
APN
501-76-398
UPID
US07-0539852
Jurisdiction
MARICOPA
Zoning & alternative use
PAD · Goodyear, AZ
Zoning PAD · permitted uses
PAD · Goodyear, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Goodyear. 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
$735,000
RETAIL STORES
Est. value
$1.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$980,000
OFFICE BUILDING
Est. value
$925,000
MEDICAL BUILDING
Est. value
$790,000
WAREHOUSE, STORAGE
Est. value
$635,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
2003
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Rooms
9
Bathrooms
4
Lot
0.3 ac
Current owner
From public records · entity-resolved
Letitia Nicoleta Valean
Individual
Mailing address
7554 W LIBBY ST, GLENDALE, AZ 85308-8235
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 31, 2024
$705,000
Letitia Nicoleta Valean
Alexandru Mirabella
Warranty Deed
$669,750 · United Wholesale Mortgage
Apr 7, 2022
$640,000
Alexandru Mirabella
Alexander A Bujdoso
Warranty Deed
$512,000 · Azben Limited LLC
Jul 9, 2013
$330,000
Alexander A Bujdoso
Watson,robert C K T T
Warranty Deed
$110,000 · Bank Of America
Jun 29, 2011
$210,000
Robert C Watson
Lockett,lorenzo & Tiffaney
Warranty Deed
—
Jun 29, 2011
—
Watson Living Trust
Watson,robert C & Penny K
Quit Claim Deed
related
—
Apr 27, 2004
$297,460
Lorenzo Lockett
Golden Heritage Homes
Grant Deed
$59,492 · Wells Fargo Bank
Mar 25, 2004
—
Heritage Homes Golden
Suncor Development Co
Grant Deed
related
—
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.
Try Rey
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