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Property profile & analytics
OFF-MARKET
Estimated value
$8,615,000
Assisted living facilities
17225 Boswell Blvd 41 Sun City, AZ 85373-2080
Trust Owned
27-yr Hold
Free & Clear
Property ID
US07-0880408
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1991
Construction
STEEL FRAME
Total area
54,301 SF
Lot
3.41 ac (148,322 SF)
Zoning code
R-3
APN
230-04-917
UPID
US07-0880408
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
-
Harrison Brothers HVAC HVAC Service General Contractor
-
The Gardens of 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
$8.71M
Blend (final)
Blend
$8.62M
Owner & transaction history
Sptmrt Properties Trust · 27 yrs held
Sptmrt Properties Trust
since 1999
5 recorded transactions
Zoning & alternative use
R-3 · Sun City, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$14.2M
+39.9%
Neighborhood: shopping center
$14.1M
+38.7%
Industrial (general)
$12.5M
+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)
$10,175,000
Current use
MEDICAL BUILDING
$14,240,000
Change: +40% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$14,115,000
Change: +39% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$12,465,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$8.62M
Range $7.75M – $9.48M · ±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
$159 / 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
$40,035
Tax year 2023
Assessed value
$790,699
Assessed 2024
Previous assessed
$629,220
+25.7% YoY
Effective rate
5.06%
On assessed value
Land market value
$1,545,800
Improvement market value
$6,361,193
Total market value
$7,906,993
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 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
1991
Construction
STEEL FRAME
Heating
PACKAGE
Cooling
YES
Buildings
2
Stories
2
Units
2
Total area
54,301 SF
Lot
3.41 ac (148,322 SF)
Zoning code
R-3
APN
230-04-917
UPID
US07-0880408
Jurisdiction
MARICOPA
Zoning & alternative use
R-3 · Sun City, AZZoning R-3 · permitted uses
R-3 · Sun City, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$10.2M
MEDICAL BUILDING
Est. value
$14.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$14.1M
INDUSTRIAL (GENERAL)
Est. value
$12.5M
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
1991
Construction
STEEL FRAME
Heating
PACKAGE
Cooling
Yes
Stories
2
Buildings
2
Units
2
Lot
3.41 ac
Current owner
From public records · entity-resolved
Sptmrt Properties Trust
Trust
Free & Clear · 27 yrs held
Mailing address
7900 WESTPARK DR STE T900, MCLEAN, VA 22102-4217
Ownership since
1999
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 4, 1999
—
Sptmrt Properties Trust
Hrpt Properties Trust
Grant Deed
related
—
Jun 27, 1994
—
H M C Retirement Properties INC
Marriott Corp
Quit Claim Deed
related
—
Jun 27, 1994
$11,743,000
Health,& Rehabilitation Properti
Hmc Retire Prop
Trustees Deed
—
Jan 21, 1994
—
Hmc Retirement Properties INC
Marriott Corp
Grant Deed
related
—
Oct 28, 1988
—
Marriott Corp
Unknown
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.
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