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Property profile & analytics
OFF-MARKET
Estimated value
$8,630,000
Assisted living facilities
18172 91st Ave, Peoria, AZ 85382-3001
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US07-3351715
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1988
Construction
STEEL FRAME
Total area
61,695 SF
Lot
5.44 ac (237,097 SF)
Zoning code
RM-1
APN
200-41-001V
UPID
US07-3351715
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
-
Senita Ridge Nursing Home Retirement Community
-
Inn at the Amethyst Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$10.28M
Blend (final)
Blend
$8.63M
Owner & transaction history
Ridges At Peoria LLC · 6 yrs held
Ridges At Peoria LLC
since 2020
Last sale
$8.0M
6 recorded transactions
Zoning & alternative use
RM-1 · Peoria, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$12.8M
+22.2%
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 Peoria submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Peoria 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
$6,640,000
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)
$10,435,000
Current use
OFFICE BUILDING
$12,750,000
Change: +22% · Conversion: Difficult
Blend value · Realmo final
$8.63M
Range $7.77M – $9.49M · ±10% · vs last sale $7.97M (Apr 23 2020)
Last sale anchor
$7.97M
Apr 23 2020
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
$140 / 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
$6
Tax year 2022
Assessed value
$1,215,045
Assessed 2024
Previous assessed
$761,685
+59.5% YoY
Effective rate
0.00%
On assessed value
Land market value
$2,113,300
Improvement market value
$5,987,000
Total market value
$8,100,300
Applied tax rate
111,202.0000
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
1988
Construction
STEEL FRAME
Heating
HEAT PUMP
Stories
1
Total area
61,695 SF
Lot
5.44 ac (237,097 SF)
Zoning code
RM-1
APN
200-41-001V
UPID
US07-3351715
Jurisdiction
MARICOPA
Zoning & alternative use
RM-1 · Peoria, AZ
Zoning RM-1 · permitted uses
RM-1 · Peoria, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Peoria. 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
$10.4M
OFFICE BUILDING
Est. value
$12.8M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
OFFICE 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
1988
Construction
STEEL FRAME
Heating
HEAT PUMP
Stories
1
Lot
5.44 ac
Current owner
From public records · entity-resolved
Ridges At Peoria LLC
Entity
Mailing address
1107 HAZELTINE BLVD UNIT #36, CHASKA, MN 55318-1006
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 23, 2020
$7,973,000
Ridges At Peoria LLC
Lsref Golden Property 14
Grant Deed
—
Apr 2, 2010
—
Lsref Golden Prop 14 Az LLC
—
Deed Of Trust
related
$59,419,592 · General Electric Capital Corp
Aug 11, 2009
—
Lsref Golden Prop 14 Az LLC
Lsref Golden Prop Ue Az LLC
Quit Claim Deed
$59,419,592 · General Electric Capital Corp
Jan 22, 2009
$4,742,000
Lsref Golden Prop Ue Az LLC
Amethyst Inn Property LLC
Grant Deed
—
Jun 25, 1990
$1,726
Amethyst Desert
Centennial Group
Grant Deed
related
—
—
—
Lsref Golden Prop 14 Az LLC
—
Deed Of Trust
related
$5,282,000 · Cbre Capital Markets INC
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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