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Property profile & analytics
OFF-MARKET
Estimated value
$21,850,000
Assisted living facilities
15048 Young St, Surprise, AZ 85374-7484
Entity Owned
17-yr Hold
Free & Clear
Property ID
US07-1926576
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2013
Construction
STEEL FRAME
Total area
92,016 SF
Lot
4.21 ac (183,324 SF)
Zoning code
PAD
APN
509-12-330B
UPID
US07-1926576
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
$21.85M
Blend (final)
Blend
$21.85M
Owner & transaction history
Surprise Group LLC · 17 yrs held
Surprise Group LLC
since 2009
6 recorded transactions
Zoning & alternative use
PAD · Surprise, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$35.7M
+106.9%
Neighborhood: shopping center
$23.9M
+38.7%
Industrial (general)
$21.1M
+22.5%
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 Surprise submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Surprise 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)
$17,245,000
Current use
MEDICAL BUILDING
$35,685,000
Change: +107% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$23,915,000
Change: +39% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$21,125,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$21.85M
Range $19.67M – $24.04M · ±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
$237 / 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
$92,342
Tax year 2023
Assessed value
$2,228,935
Assessed 2024
Previous assessed
$1,907,770
+16.8% YoY
Effective rate
4.14%
On assessed value
Land market value
$2,701,800
Improvement market value
$19,587,555
Total market value
$22,289,355
Applied tax rate
891,503.0000
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
2013
Construction
STEEL FRAME
Heating
PACKAGE
Cooling
YES
Buildings
2
Stories
2
Total area
92,016 SF
Lot
4.21 ac (183,324 SF)
Zoning code
PAD
APN
509-12-330B
UPID
US07-1926576
Jurisdiction
MARICOPA
Zoning & alternative use
PAD · Surprise, AZ
Zoning PAD · permitted uses
PAD · Surprise, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Surprise. 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
$17.2M
MEDICAL BUILDING
Est. value
$35.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$23.9M
INDUSTRIAL (GENERAL)
Est. value
$21.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (GENERAL)
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
2013
Construction
STEEL FRAME
Heating
PACKAGE
Cooling
Yes
Stories
2
Buildings
2
Lot
4.21 ac
Current owner
From public records · entity-resolved
Surprise Group LLC
Entity
Free & Clear · 17 yrs held
Mailing address
16934 FRANCES ST STE #200, OMAHA, NE 68130-2397
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2009
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
Jan 23, 2026
—
Surprise Group LLC
—
Deed
related
$18,000,000 · Forbright Bank
Jun 26, 2017
—
Surprise Group LLC
—
Deed
related
$14,249,000 · Jones Lang Lasalle Multifamily
Mar 20, 2012
—
Surprise Group LLC
—
Trustees Deed
related
$12,154,400 · Union Bank & Trust
Apr 20, 2009
$2,750,000
Surprise Group LLC
Cornwell,joan M
Grant Deed
—
Jul 1, 2005
$1,395,000
Joan M Cornwell
Orchards Dev Ents LLC
Warranty Deed
—
—
—
Surprise Group LLC
—
Deed Of Trust
related
$14,249,000 · Jones Lang Lasalle Multifamily
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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