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Property profile & analytics
OFF-MARKET
Estimated value
$270,000
Assisted living facilities
195 Willard St Cottonwood, AZ 86326-4123
Individually Owned
12-yr Hold
Free & Clear
Property ID
US07-0102447
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1985
Construction
STEEL FRAME
Total area
7,681 SF
Lot
2.78 ac (121,097 SF)
APN
406-42-177
UPID
US07-0102447
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
-
Verde Valley Assisted Living Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$922k
Blend (final)
Blend
$270k
Owner & transaction history
Ohi Asset Az Austin House Ll · 12 yrs held
Ohi Asset Az Austin House Ll
since 2014
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.4M
+11.0%
Commercial (general)
$1.4M
+7.5%
Retail stores
$1.4M
+6.3%
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 Cottonwood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cottonwood 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)
$1,270,000
Current use
AUTO REPAIR, GARAGE
$1,410,000
Change: +11% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,365,000
Change: +8% · Conversion: Difficult
RETAIL STORES
$1,350,000
Change: +6% · Conversion: Difficult
OFFICE BUILDING
$1,165,000
Change: -8% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,045,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$270k
Range $243k – $297k · ±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
$35 / 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
$9,465
Tax year 2022
Assessed value
$460,455
Assessed 2025
Previous assessed
$570,123
-19.2% YoY
Effective rate
2.06%
On assessed value
Assessed land
$27,758
Assessed improvement
$432,697
Land market value
$185,055
Improvement market value
$2,884,648
Total market value
$3,069,703
Applied tax rate
630.0000
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
YES
Cooling
YES
Buildings
7
Stories
1
Total area
7,681 SF
Lot
2.78 ac (121,097 SF)
APN
406-42-177
UPID
US07-0102447
Jurisdiction
YAVAPAI
Zoning & alternative use
Zoning · permitted uses
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
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.4M
RETAIL STORES
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$1.0M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
OFFICE BUILDING
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
1985
Construction
STEEL FRAME
Heating
YES
Cooling
Yes
Stories
1
Buildings
7
Lot
2.78 ac
Current owner
From public records · entity-resolved
Ohi Asset Az Austin House Ll
Individual
Free & Clear · 12 yrs held
Mailing address
9200 W SUNSET BLVD STE #700, WEST HOLLYWOOD, CA 90069-3603
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 3, 2014
$4,700,000
Ohi Asset Az Austin House Ll
Cottonwood Austin House LLC
Warranty Deed
related
—
Dec 21, 2010
$3,300,000
Cottonwood Austin House LLC
The Bond Group LLC
Warranty Deed
—
Dec 30, 2005
$2,400,000
Bond Group LLC
Cottonwood Terrace LLC
Grant Deed
—
Nov 27, 2000
—
Cottonwood Terrace LLC
American Founders Life Ins
Grant Deed
$1,650,000 · American Founders Life Ins
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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