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Property profile & analytics
OFF-MARKET
Estimated value
$24,875,000
Assisted living facilities
1880 Van Buren St Phoenix, AZ 85006-3742
Entity Owned
~
Est. High Equity
Property ID
US07-2294093
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2015
Construction
STEEL FRAME
Total area
83,493 SF
Lot
2.78 ac (121,034 SF)
Zoning code
C-2
APN
116-17-158A
UPID
US07-2294093
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
-
Allegiant Healthcare of Phoenix Entrance Nursing Home
-
Haven Health Sky Harbor Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$27.31M
Blend (final)
Blend
$24.88M
Owner & transaction history
Haven Sky Harbor Real Estate LLC
Haven Sky Harbor Real Estate LLC
since 2025
Last sale
$22.4M
7 recorded transactions
Zoning & alternative use
C-2 · Phoenix, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$35.3M
+86.5%
Office building
$25.1M
+32.5%
Medical building
$22.2M
+17.2%
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 Phoenix submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Phoenix 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)
$18,915,000
Current use
AUTO REPAIR, GARAGE
$35,280,000
Change: +87% · Conversion: Difficult
OFFICE BUILDING
$25,055,000
Change: +32% · Conversion: Difficult
MEDICAL BUILDING
$22,160,000
Change: +17% · Conversion: Difficult
WAREHOUSE, STORAGE
$21,670,000
Change: +15% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$21,250,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$24.88M
Range $22.39M – $27.36M · ±10% · vs last sale $22.44M (Dec 30 2025)
Last sale anchor
$22.44M
Dec 30 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
$298 / 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
$246,725
Tax year 2023
Assessed value
$3,450,146
Assessed 2024
Previous assessed
$2,615,370
+31.9% YoY
Effective rate
7.15%
On assessed value
Land market value
$1,495,200
Improvement market value
$33,006,263
Total market value
$34,501,463
Applied tax rate
11,300.0000
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
2015
Construction
STEEL FRAME
Heating
HOT WATER
Cooling
REFRIGERATOR
Stories
3
Total area
83,493 SF
Lot
2.78 ac (121,034 SF)
Zoning code
C-2
APN
116-17-158A
UPID
US07-2294093
Jurisdiction
MARICOPA
Zoning & alternative use
C-2 · Phoenix, AZ
Zoning C-2 · permitted uses
C-2 · Phoenix, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Phoenix. 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
$18.9M
AUTO REPAIR, GARAGE
Est. value
$35.3M
OFFICE BUILDING
Est. value
$25.1M
MEDICAL BUILDING
Est. value
$22.2M
WAREHOUSE, STORAGE
Est. value
$21.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$21.3M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
WAREHOUSE, STORAGE
NEIGHBORHOOD: SHOPPING CENTER
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
2015
Construction
STEEL FRAME
Heating
HOT WATER
Cooling
Yes
Stories
3
Lot
2.78 ac
Current owner
From public records · entity-resolved
Haven Sky Harbor Real Estate LLC
Entity
Mailing address
350 N LA SALLE DR STE #800, CHICAGO, IL 60654-5136
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 13, 2026
—
Haven Sky Harbor Real Estate LLC
—
Deed
related
$20,254,773 · Capital Funding
Dec 30, 2025
$22,435,478
Haven Sky Harbor Real Estate LLC
1880 Van Buren Phoenix LLC
Special Warranty Deed
$20,254,773 · Capital Funding
Feb 6, 2025
$1,650,000
1880 Van Buren Phoenix LLC
Mpt Of Phoenix Steward LLC
Special Warranty Deed
—
Feb 6, 2025
—
Haven Healtth Sky Habor LLC
1880 Van Buren Phoenix LLC
Deed
—
Aug 8, 2023
—
1880 Van Buren Phoenix LLC
—
Deed
related
$2,750,000 · Se Phoenix Dst
Oct 12, 2017
$126,800,000
Mpt Of Phoenix-steward
St Lukes Medical Center LP
Grant Deed
—
Feb 24, 2016
—
St Lukes Medical Center LP
—
Trustees Deed
related
—
—
—
Se Phoenix Transitory LLC
—
Deed Of Trust
related
$15,100,000 · Mb Fin'l Bk
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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