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Property profile & analytics
OFF-MARKET
Estimated value
$26,555,000
Assisted living facilities
16800 Paul Nordin Pkwy Fountain Hills, AZ 85268-0002
Entity Owned
2-yr Hold
Free & Clear
Property ID
US07-2550471
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2016
Construction
STEEL FRAME
Total area
81,549 SF
Lot
3.34 ac (145,607 SF)
Zoning code
D
APN
176-25-640
UPID
US07-2550471
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
$26.56M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$24.95M
Blend (final)
Blend
$26.56M
Owner & transaction history
16800 E Paul Nordin Pkwy Propco LLC · 2 yrs held
16800 E Paul Nordin Pkwy Propco LLC
since 2024
Last sale
$26.6M
7 recorded transactions
Zoning & alternative use
D · Fountain Hills, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Zoning Ordinance
Top alternative use upside
Commercial (general)
$39.9M
+55.7%
Retail stores
$37.6M
+46.7%
Auto repair, garage
$33.6M
+31.2%
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 Fountain Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fountain Hills 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
$26,555,000
ML approach
$26,555,000
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)
$25,605,000
Current use
COMMERCIAL (GENERAL)
$39,880,000
Change: +56% · Conversion: Difficult
RETAIL STORES
$37,560,000
Change: +47% · Conversion: Difficult
AUTO REPAIR, GARAGE
$33,600,000
Change: +31% · Conversion: Difficult
MEDICAL BUILDING
$28,490,000
Change: +11% · Conversion: Difficult
Blend value · Realmo final
$26.56M
Range $23.90M – $29.21M · ±10% · vs last sale $26.55M (Apr 30 2024)
Last sale anchor
$26.55M
Apr 30 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
$326 / 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
$56,872
Tax year 2023
Assessed value
$1,401,640
Assessed 2024
Previous assessed
$1,401,640
+0.0% YoY
Effective rate
4.06%
On assessed value
Land market value
$1,164,300
Improvement market value
$12,852,101
Total market value
$14,016,401
Applied tax rate
982,421.0000
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
2016
Construction
STEEL FRAME
Heating
NONE
Stories
2
Units
91
Total area
81,549 SF
Lot
3.34 ac (145,607 SF)
Zoning code
D
APN
176-25-640
UPID
US07-2550471
Jurisdiction
MARICOPA
Zoning & alternative use
D · Fountain Hills, AZZoning D · permitted uses
D · Fountain Hills, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Zoning Ordinance
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$25.6M
COMMERCIAL (GENERAL)
Est. value
$39.9M
RETAIL STORES
Est. value
$37.6M
AUTO REPAIR, GARAGE
Est. value
$33.6M
MEDICAL BUILDING
Est. value
$28.5M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
COMMERCIAL (GENERAL)
RETAIL STORES
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
2016
Construction
STEEL FRAME
Heating
NONE
Stories
2
Units
91
Lot
3.34 ac
Current owner
From public records · entity-resolved
16800 E Paul Nordin Pkwy Propco LLC
Entity
Free & Clear · 2 yrs held
Mailing address
4500 DORR ST, TOLEDO, OH 43615-4040
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 30, 2024
$26,554,425
16800 E Paul Nordin Pkwy Propco LLC
Fountain Hill Senior Hsng I Propco
Special Warranty Deed
—
Oct 4, 2017
—
Fountain Hills Mgmt Co LLC
Ms-rcs Fountain Hills LLC
Quit Claim Deed
related
—
Oct 4, 2017
$1,179,390
Fountain Hills Senior Hsng
Coral Cove Investments LLC
Grant Deed
—
Oct 4, 2017
$1,317,450
Fountain Hills Senior Hsng
Leadermark Group LLC
Grant Deed
—
Oct 4, 2017
$1,881,780
Fountain Hills Senior Hsng
Osi Fh Exchange LLC
Grant Deed
—
Oct 4, 2017
$615,060
Fountain Hills Senior Hsng
Morningstar Senior Living
Grant Deed
—
Oct 4, 2017
$414,540
Fountain Hills Senior Hsng
Kjw Investments LLC
Grant Deed
—
Oct 4, 2017
$2,301,750
Fountain Hills Senior Hsng
Fountain Hills Mgmt Co LLC
Grant Deed
—
Oct 4, 2017
$9,495,030
Fountain Hills Senior Hsng
Ms-rcs Fountain Hills LLC
Grant Deed
—
Oct 4, 2017
$11,717,220
Fountain Hills Senior Housing I Pro
Rcs Fountain Hills LLC
Special Warranty Deed
—
Jun 23, 2015
$2,000,000
Ms-rcs Fountain Hills LLC
Park Place Properties LLC
Grant Deed
—
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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