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Property profile & analytics
OFF-MARKET
Estimated value
$19,215,000
Assisted living facilities
17207 Boswell Blvd, Sun City, AZ 85373-2073
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US07-1503310
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2000
Construction
STEEL FRAME
Total area
91,627 SF
Lot
4.8 ac (209,141 SF)
Zoning code
C-2
APN
230-04-918B
UPID
US07-1503310
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
-
The Woodmark at Sun City Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$19.43M
Blend (final)
Blend
$19.22M
Owner & transaction history
Pacifica Sl Phoenix LLC · 1 yrs held
Pacifica Sl Phoenix LLC
since 2025
7 recorded transactions
Zoning & alternative use
C-2 · Sun City, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$24.0M
+39.9%
Neighborhood: shopping center
$23.8M
+38.7%
Industrial (general)
$21.0M
+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 Sun City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sun City 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)
$17,170,000
Current use
MEDICAL BUILDING
$24,025,000
Change: +40% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$23,815,000
Change: +39% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$21,035,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$19.22M
Range $17.29M – $21.14M · ±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
$210 / 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
$77,435
Tax year 2022
Assessed value
$1,764,160
Assessed 2024
Previous assessed
$1,426,550
+23.7% YoY
Effective rate
4.39%
On assessed value
Land market value
$1,952,900
Improvement market value
$15,688,700
Total market value
$17,641,600
Applied tax rate
150,005.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
2000
Construction
STEEL FRAME
Heating
PACKAGE
Cooling
YES
Buildings
2
Stories
3
Units
2
Total area
91,627 SF
Lot
4.8 ac (209,141 SF)
Zoning code
C-2
APN
230-04-918B
UPID
US07-1503310
Jurisdiction
MARICOPA
Zoning & alternative use
C-2 · Sun City, AZ
Zoning C-2 · permitted uses
C-2 · Sun City, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sun City. 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
$24.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$23.8M
INDUSTRIAL (GENERAL)
Est. value
$21.0M
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
2000
Construction
STEEL FRAME
Heating
PACKAGE
Cooling
Yes
Stories
3
Buildings
2
Units
2
Lot
4.8 ac
Current owner
From public records · entity-resolved
Pacifica Sl Phoenix LLC
Entity
Mailing address
1775 HANCOCK ST STE #200, SAN DIEGO, CA 92110-2036
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 13, 2025
—
Pacificia Sl Phoenix LLC
—
Deed
related
$9,263,815 · East West Bank
Jun 6, 2025
—
Pacifica Sl Phoenix LLC
Arhc Wmsuna2z01 LLC
Deed
related
—
Jun 5, 2020
—
Pacifica Sl Phoenix LLC
—
Deed
related
$10,867,800 · Bank Of The West
Dec 5, 2019
$15,500
Pacifica Sl Phoenix LLC
Arhs Wmsunaz01 LLC
Grant Deed
—
Dec 5, 2019
—
Pacifica Sl Phoenix LLC
Arhc Wmsunaz01 LLC
Grant Deed
—
Jul 31, 2014
$35,000,000
Arhc Wmsunaz01 LLC
Shi Sun City LLC
Grant Deed
—
Sep 29, 2011
$21,000,000
Shi Sun City LLC
Woodmark At Sun City LLC
Grant Deed
$33,800,000 · Compass Bank
May 18, 2006
—
Woodmark At Sun City LLC
—
Deed Of Trust
related
$13,400,000 · Arbor Commercial Mortgage LLC
—
—
Pacifica Sl Phoenix LLC
—
Deed Of Trust
related
$10,867,800 · Bank Of The West
—
—
Woodmark At Sun City LLC
—
Deed Of Trust
related
$13,400,000 · Arbor Commercial Mortgage LLC
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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