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Property profile & analytics
OFF-MARKET
Estimated value
$525,000
Assisted living facilities
18175 Banff Ln Surprise, AZ 85388-7658
Individually Owned
6-yr Hold
~
Est. High Equity
Property ID
US07-2965852
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2006
Construction
FRAME
Total area
3,299 SF
Lot
0.22 ac (9,600 SF)
Zoning code
PAD
APN
502-03-911
UPID
US07-2965852
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
$532k
Blend (final)
Blend
$525k
Owner & transaction history
Parents Paradise & Care Landlo · 6 yrs held
Parents Paradise & Care Landlo
since 2019
7 recorded transactions
Zoning & alternative use
PAD · Surprise, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$865,000
+39.9%
Neighborhood: shopping center
$855,000
+38.7%
Warehouse, storage
$675,000
+9.2%
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 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
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)
$620,000
Current use
MEDICAL BUILDING
$865,000
Change: +40% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$855,000
Change: +39% · Conversion: Difficult
WAREHOUSE, STORAGE
$675,000
Change: +9% · Conversion: Difficult
OFFICE BUILDING
$545,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$525k
Range $473k – $578k · ±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 2022Property tax & assessments
Tax year 2022
Tax billed
$2,538
Tax year 2022
Assessed value
$48,300
Assessed 2024
Previous assessed
$41,950
+15.1% YoY
Effective rate
5.25%
On assessed value
Land market value
$96,600
Improvement market value
$386,400
Total market value
$483,000
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
2006
Construction
FRAME
Heating
YES
Cooling
REFRIGERATOR
Stories
1
Bathrooms
3
Total area
3,299 SF
Lot
0.22 ac (9,600 SF)
Zoning code
PAD
APN
502-03-911
UPID
US07-2965852
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$620,000
MEDICAL BUILDING
Est. value
$865,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$855,000
WAREHOUSE, STORAGE
Est. value
$675,000
OFFICE BUILDING
Est. value
$545,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
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
2006
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Bathrooms
3
Lot
0.22 ac
Current owner
From public records · entity-resolved
Parents Paradise & Care Landlo
Individual
Mailing address
7687 E MOURA DR, SCOTTSDALE, AZ 85266-2723
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 19, 2021
—
A Parents Paradise And Care LLC
—
Deed
related
$137,240 · Choice Financial Group
Jan 29, 2021
—
Parents Paradise And Care Landlord
—
Deed
related
$275,000 · Choice Financial Group
Dec 30, 2019
—
Parents Paradise & Care Landlo
A Parents Paradise & Care LLC
Quit Claim Deed
related
—
Jan 4, 2019
—
A Parent S Paradise And Care LLC
—
Deed
related
$655,000 · Choice Financial Group
Dec 26, 2018
$365,000
A Parent S Paradise And Care LLC
8 Kids Property Three LLC
Warranty Deed
$273,750 · Choice Financial Group
Feb 9, 2018
—
8 Kids Property Three LLC
Bussey,tim
Quit Claim Deed
related
—
May 17, 2017
—
Tim Bussey
8 Kids Property Three LLC
Warranty Deed
related
—
May 27, 2016
$365,000
8 Kids Property Three LLC
Tomasz Fedzin
Warranty Deed
$1,628,000 · Pinnacle Bank
Oct 17, 2014
—
Tomasz Fedzin
Tomasz Fedzin
Intrafamily Transfer
related
$170,500 · Security National Mortgage Co
Dec 5, 2011
$229,900
Tomasz Fedzin
Fannie Mae
Special Warranty Deed
$172,425 · Nova Financial & Investment Corp
Aug 3, 2011
$373,153
Federal Natl Mtg Assn Fnma
Quality Loan Svc Corp
Trustees Deed
related
—
Jan 26, 2006
$455,851
William J Tury
Beazer Homes Sales INC
Grant Deed
$364,650 · Beazer Mortgage Corp
Jan 26, 2006
—
Beazer Homes Sales INC
Beazer Homes Holdings Corp
Quit Claim 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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