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Property profile & analytics
OFF-MARKET
Estimated value
$2,590,000
Assisted living facilities
197 Willard St, Cottonwood, AZ 86326-4123
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US07-1330619
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1994
Construction
STEEL FRAME
Total area
27,471 SF
Lot
2.62 ac (114,127 SF)
APN
406-42-177A
UPID
US07-1330619
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
-
Haven Health Cottonwood Nursing Home
-
Dan Furlone Physician
-
Susan Legge Physician
-
Barbara Woodlief Physician
-
Redrock Care & Rehab Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.46M
Blend (final)
Blend
$2.59M
Owner & transaction history
Haven Cottonwood Real Estate LLC · 9 yrs held
Haven Cottonwood Real Estate LLC
since 2017
4 recorded transactions
Zoning & alternative use
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 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
OFFICE BUILDING
$4,170,000
Change: -8% · Conversion: Difficult
WAREHOUSE, STORAGE
$3,745,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$2.59M
Range $2.33M – $2.85M · ±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
$94 / 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
$15,660
Tax year 2022
Assessed value
$729,298
Assessed 2025
Previous assessed
$741,098
-1.6% YoY
Effective rate
2.15%
On assessed value
Assessed land
$26,831
Assessed improvement
$702,467
Land market value
$178,876
Improvement market value
$4,683,114
Total market value
$4,861,990
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
1994
Construction
STEEL FRAME
Heating
OTHER
Cooling
AC.PACKAGE
Stories
1
Total area
27,471 SF
Lot
2.62 ac (114,127 SF)
APN
406-42-177A
UPID
US07-1330619
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
OFFICE BUILDING
Est. value
$4.2M
WAREHOUSE, STORAGE
Est. value
$3.7M
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
1994
Construction
STEEL FRAME
Heating
OTHER
Cooling
Yes
Stories
1
Lot
2.62 ac
Current owner
From public records · entity-resolved
Haven Cottonwood Real Estate LLC
Entity
Mailing address
3 BAY DR, LAGUNA BEACH, CA 92651-6780
Ownership since
2017
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
Jan 4, 2017
$12,837,008
Haven Cottonwood Real Estate LLC
Arizona Lessor Infinia LLC
Special Warranty Deed
$39,500,000 · Capital Funding LLC
Mar 11, 2003
—
Arizona Lessor-infinia INC
Bayside Street INC
Quit Claim Deed
related
—
Dec 31, 1998
$5,031,720
Omega Healthcare Investors INC
Rio Verde Nursing Center INC
Grant Deed
—
Jun 3, 1992
$1,760,000
Rio Verde Nuring Center INC
Unknown
Grant 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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