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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Assisted living facilities
15250 Pierson St, Goodyear, AZ 85395-7734
Individually Owned
2-yr Hold
Free & Clear
Property ID
US07-3237542
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2005
Construction
FRAME
Total area
3,290 SF
Lot
0.24 ac (10,400 SF)
Zoning code
PAD
APN
501-61-861
UPID
US07-3237542
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
-
Arizona Love & Care Senior Assisted Living Homes Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$600k
Blend (final)
Blend
$550k
Owner & transaction history
Nathan James Carney · 2 yrs held
Nathan James Carney
since 2023
Last sale
$546,900
7 recorded transactions
Zoning & alternative use
PAD · Goodyear, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$840,000
+7.9%
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
$560,000
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)
$775,000
Current use
MEDICAL BUILDING
$840,000
Change: +8% · Conversion: Difficult
WAREHOUSE, STORAGE
$675,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$550k
Range $495k – $605k · ±10% · vs last sale $547k (Jul 19 2023)
Last sale anchor
$547k
Jul 19 2023
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
$167 / 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
$4,122
Tax year 2023
Assessed value
$54,370
Assessed 2024
Previous assessed
$44,810
+21.3% YoY
Effective rate
7.58%
On assessed value
Land market value
$108,700
Improvement market value
$435,000
Total market value
$543,700
Applied tax rate
790,809.0000
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
2005
Construction
FRAME
Heating
YES
Cooling
REFRIGERATOR
Stories
1
Bathrooms
4
Total area
3,290 SF
Lot
0.24 ac (10,400 SF)
Zoning code
PAD
APN
501-61-861
UPID
US07-3237542
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
$775,000
MEDICAL BUILDING
Est. value
$840,000
WAREHOUSE, STORAGE
Est. value
$675,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
2005
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Bathrooms
4
Lot
0.24 ac
Current owner
From public records · entity-resolved
Nathan James Carney
Individual
Free & Clear · 2 yrs held
Mailing address
15250 W PIERSON ST, GOODYEAR, AZ 85395-7734
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 19, 2023
—
Nathan James Carney
Nathan James Carney
Intrafamily Transfer
related
—
Oct 13, 2021
$546,900
Nathan Carney
Op Spe Phx1 LLC
Warranty Deed
$546,900 · Usaa Fsb
Jul 14, 2021
$530,000
Op Spe Phx1 LLC
Maria G Hernandez
Warranty Deed
—
Sep 27, 2018
$400,000
Maria G Hernandez
Tanase,doriana M
Warranty Deed
—
Sep 27, 2018
—
Maria G Hernandez
Martinez,uriel I
Quit Claim Deed
related
—
Dec 14, 2016
$349,000
Dorina M Tanase
Danuta Matras
Warranty Deed
$295,000 · United Wholesale Mortgage
Jan 29, 2010
$234,900
Danuta Matras
Fannie Mae
Special Warranty Deed
$230,644 · Guaranteed Rate INC
Aug 21, 2009
$379,838
Federal National Mortgage Assn
Recontrust Co NA
Trustees Deed
related
—
Nov 21, 2005
—
Rosendo P Cuevas
Richmond American Hms Of Arizona
Grant Deed
$310,264 · Home America Mortgage Co
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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