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Property profile & analytics
OFF-MARKET
Estimated value
$31,060,000
Assisted living facilities
19621 87th Dr, Peoria, AZ 85382
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US07-0384632
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1999
Construction
STEEL FRAME
Total area
137,308 SF
Lot
10.06 ac (438,051 SF)
Zoning code
C-2
APN
200-42-961
UPID
US07-0384632
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
$29.75M
Blend (final)
Blend
$31.06M
Owner & transaction history
Cap X Montecito LLC · 4 yrs held
Cap X Montecito LLC
since 2022
Last sale
$35.9M
4 recorded transactions
Zoning & alternative use
C-2 · Peoria, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$33.2M
+43.1%
Office building
$28.4M
+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
$23,975,000
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)
$23,225,000
Current use
MEDICAL BUILDING
$33,240,000
Change: +43% · Conversion: Difficult
OFFICE BUILDING
$28,380,000
Change: +22% · Conversion: Difficult
Blend value · Realmo final
$31.06M
Range $27.95M – $34.17M · ±10% · vs last sale $35.92M (May 2 2022)
Last sale anchor
$35.92M
May 2 2022
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
$226 / 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
$215,715
Tax year 2023
Assessed value
$3,517,730
Assessed 2024
Previous assessed
$2,965,840
+18.6% YoY
Effective rate
6.13%
On assessed value
Land market value
$6,797,700
Improvement market value
$28,379,600
Total market value
$35,177,300
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
1999
Construction
STEEL FRAME
Heating
PACKAGE
Cooling
EVAPORATIVE
Buildings
17
Stories
2
Units
9
Total area
137,308 SF
Lot
10.06 ac (438,051 SF)
Zoning code
C-2
APN
200-42-961
UPID
US07-0384632
Jurisdiction
MARICOPA
Zoning & alternative use
C-2 · Peoria, AZ
Zoning C-2 · permitted uses
C-2 · 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
$23.2M
MEDICAL BUILDING
Est. value
$33.2M
OFFICE BUILDING
Est. value
$28.4M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
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
1999
Construction
STEEL FRAME
Heating
PACKAGE
Cooling
Yes
Stories
2
Buildings
17
Units
9
Lot
10.06 ac
Current owner
From public records · entity-resolved
Cap X Montecito LLC
Entity
Mailing address
601 CALIFORNIA ST, SAN FRANCISCO, CA 94108-2834
Ownership since
2022
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
May 2, 2022
$58,500,000
Cap X Montecito LLC
Montecito Peoria LLC
Special Warranty Deed
related
$43,875,000 · Walker & Dunlop LLC
Mar 4, 2014
$35,920,000
Montecito Peoria LLC
Lifehouse Capital Montecito LLC
Special Warranty Deed
$26,000,000 · Parlex 4 Finance LLC
Jan 3, 2011
—
Lifehouse Cap Montecito LLC
Peoria Senior Housing LP
Grant Deed
—
Feb 17, 2004
—
Federal Home Loan Mtg Corp
First American Title Ins Co C
Trustees Deed
related
—
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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