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Property profile & analytics
OFF-MARKET
Estimated value
$715,000
Assisted living facilities
17575 Evans Dr Surprise, AZ 85388-7755
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US07-0376826
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2004
Construction
FRAME
Total area
2,103 SF
Lot
0.16 ac (7,115 SF)
Zoning code
PAD
APN
502-87-286
UPID
US07-0376826
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
$455k
Blend (final)
Blend
$715k
Owner & transaction history
Daniel Mccormick · 1 yrs held
Daniel Mccormick
since 2025
Last sale
$725,000
7 recorded transactions
Zoning & alternative use
PAD · Surprise, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$935,000
+136.9%
Medical building
$550,000
+39.9%
Neighborhood: shopping center
$545,000
+38.7%
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
$690,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$935,000
Change: +137% · Conversion: Difficult
MEDICAL BUILDING
$550,000
Change: +40% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$545,000
Change: +39% · Conversion: Difficult
WAREHOUSE, STORAGE
$430,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$715k
Range $644k – $787k · ±10% · vs last sale $725k (Jun 4 2025)
Last sale anchor
$725k
Jun 4 2025
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
$340 / 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
$1,883
Tax year 2023
Assessed value
$41,280
Assessed 2024
Previous assessed
$34,260
+20.5% YoY
Effective rate
4.56%
On assessed value
Land market value
$82,500
Improvement market value
$330,300
Total market value
$412,800
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
2004
Construction
FRAME
Heating
YES
Cooling
REFRIGERATOR
Stories
1
Rooms
6
Bathrooms
2
Total area
2,103 SF
Lot
0.16 ac (7,115 SF)
Zoning code
PAD
APN
502-87-286
UPID
US07-0376826
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
AUTO REPAIR, GARAGE
Est. value
$935,000
MEDICAL BUILDING
Est. value
$550,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$545,000
WAREHOUSE, STORAGE
Est. value
$430,000
AUTO REPAIR, GARAGE
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
2004
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Rooms
6
Bathrooms
2
Lot
0.16 ac
Current owner
From public records · entity-resolved
Daniel Mccormick
Individual
Mailing address
16565 W GARFIELD ST, GOODYEAR, AZ 85338-6181
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 4, 2025
$725,000
Daniel Mccormick
17575 Evans LLC
Warranty Deed
$408,750 · Moria Development INC
Jan 28, 2022
$650,000
17575 Evans LLC
Mihai Stefan
Special Warranty Deed
$487,500 · Bank 34
Aug 30, 2012
$172,800
Mariana Stefan
Federal National Mortgage Associati
Warranty Deed
$155,500 · Starboard Financial Management LLC
Jun 4, 2012
—
Federal Natl Mtg Assn Fnma
Hsbc Bk USA
Grant Deed
—
Jun 4, 2012
$248,475
Hsbc Bk USA
Bosco Michael A JR
Trustees Deed
related
—
Dec 28, 2005
$280,000
Kenneth E Williams
Bariatti,theresa
Warranty Deed
$224,000 · Hsbc Mortgage Corp (usa)
Apr 14, 2005
—
Canterra Contracting LLC
Canterra Of Sierra Montana I LLC
Quit Claim Deed
—
Apr 14, 2005
$195,906
Theresa Bariatti
Canterra Homes INC
Special Warranty Deed
$176,315 · Chase Bank USA NA
Apr 1, 2004
—
Canterra Sierra Montana I LLC
Canterra Sierra Montana II LLC
Quit Claim 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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