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Property profile & analytics
OFF-MARKET
Estimated value
$27,310,000
Assisted living facilities
18626 Spanish Gdn Dr14a Sun City West, AZ 85375-4700
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US07-0924587
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1985
Construction
STEEL FRAME
Total area
200,553 SF
Lot
8.94 ac (389,300 SF)
Zoning code
M-M
APN
232-15-224
UPID
US07-0924587
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
$27.31M
Blend (final)
Blend
$27.31M
Owner & transaction history
Catherine Storozum · 5 yrs held
Catherine Storozum
since 2021
3 recorded transactions
Zoning & alternative use
M-M · Sun City West, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 West submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sun City West 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)
$37,585,000
Current use
Blend value · Realmo final
$27.31M
Range $24.58M – $30.04M · ±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
$136 / 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
$122,017
Tax year 2023
Assessed value
$2,386,980
Assessed 2024
Previous assessed
$2,092,010
+14.1% YoY
Effective rate
5.11%
On assessed value
Land market value
$5,184,800
Improvement market value
$18,685,000
Total market value
$23,869,800
Applied tax rate
880,007.0000
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
1985
Construction
STEEL FRAME
Heating
HOT WATER
Cooling
REFRIGERATOR
Stories
3
Units
196
Total area
200,553 SF
Lot
8.94 ac (389,300 SF)
Zoning code
M-M
APN
232-15-224
UPID
US07-0924587
Jurisdiction
MARICOPA
Zoning & alternative use
M-M · Sun City West, AZZoning M-M · permitted uses
M-M · Sun City West, 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
$37.6M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
1985
Construction
STEEL FRAME
Heating
HOT WATER
Cooling
Yes
Stories
3
Units
196
Lot
8.94 ac
Current owner
From public records · entity-resolved
Catherine Storozum
Individual
Mailing address
4650 E COTTON CTR BLVD STE #140, PHOENIX, AZ 85040-4802
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 13, 2021
—
Catherine Storozum
Patricia Kaiser
Beneficiary Deed
—
May 21, 2015
$37,836,900
Winterfell Madison Az Owner LLC
Citation Madison House Ltd
Special Warranty Deed
$26,306,000 · Berkadia Commercial Mortgage LLC
Oct 30, 1992
—
Citation Madison House Ltd
Mh Asc Ltd
Grant Deed
$5,641,154 · Citicorp USA Corp
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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