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Property profile & analytics
OFF-MARKET
Estimated value
$1,325,000
Assisted living facilities
21680 58th Dr 1, Glendale, AZ 85308-6249
Entity Owned
4-yr Hold
Property ID
US07-2870883
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2000
Construction
FRAME
Total area
3,706 SF
Lot
0.24 ac (10,500 SF)
Zoning code
R1-6
APN
200-23-470
UPID
US07-2870883
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
$1.03M
Blend (final)
Blend
$1.33M
Owner & transaction history
Warner Center LLC · 4 yrs held
Warner Center LLC
since 2022
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
R1-6 · Glendale, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.6M
+66.7%
Commercial (general)
$1.1M
+16.6%
Neighborhood: shopping center
$1.1M
+9.9%
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 Glendale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Glendale 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
$1,755,000
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)
$975,000
Current use
AUTO REPAIR, GARAGE
$1,625,000
Change: +67% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,135,000
Change: +17% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,070,000
Change: +10% · Conversion: Difficult
RETAIL STORES
$985,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$1.33M
Range $1.19M – $1.46M · ±10% · vs last sale $1.40M (Mar 9 2022)
Last sale anchor
$1.40M
Mar 9 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
$358 / 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
$3,766
Tax year 2022
Assessed value
$75,400
Assessed 2024
Previous assessed
$55,600
+35.6% YoY
Effective rate
4.99%
On assessed value
Land market value
$150,800
Improvement market value
$603,200
Total market value
$754,000
Applied tax rate
970,700.0000
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
2000
Construction
FRAME
Heating
YES
Cooling
REFRIGERATOR
Stories
1
Rooms
7
Bathrooms
4
Total area
3,706 SF
Lot
0.24 ac (10,500 SF)
Zoning code
R1-6
APN
200-23-470
UPID
US07-2870883
Jurisdiction
MARICOPA
Zoning & alternative use
R1-6 · Glendale, AZ
Zoning R1-6 · permitted uses
R1-6 · Glendale, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Glendale. 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
$975,000
AUTO REPAIR, GARAGE
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
RETAIL STORES
Est. value
$985,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
2000
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Rooms
7
Bathrooms
4
Lot
0.24 ac
Current owner
From public records · entity-resolved
Warner Center LLC
Entity
Mailing address
18653 VENTURA BLVD #107, TARZANA, CA 91356-4103
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
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 9, 2022
$1,400,000
Warner Center LLC
Adrian Balint
Special Warranty Deed
$1,050,000 · Bank 34
Apr 14, 2017
—
Adrian Balint
Balint,adrian
Quit Claim Deed
related
—
Nov 14, 2016
—
Adrian Balint
—
Deed
related
$332,000 · Caliber Hm Loans
Nov 7, 2016
—
Adrian Balint
Balint,mia
Quit Claim Deed
related
—
Aug 22, 2016
$415,000
Mia Balint
Li & Li Investment LLC
Warranty Deed
$335,000 · Li & Li Investment LLC
Aug 22, 2016
—
Mia Balint
Balint,mia
Quit Claim Deed
related
—
Sep 15, 2015
$346,500
Li & Li Investment LLC
Nationstar
Warranty Deed
—
Aug 24, 2015
—
Nationstar Mtg LLC
Warren,frank & Guadalupe
Deed In Lieu Of Foreclosure
related
—
Aug 20, 2007
—
Frank Warren
Warren,frank & Guadalupe
Quit Claim Deed
related
—
Sep 7, 1995
$26,500
Frank Warren
Maracay Homes INC
Grant Deed
—
Mar 10, 1994
—
Maracay Homes Corp
Taro Properties
Grant Deed
related
—
Nov 1, 1991
—
Taro Properties
First Interstate
Grant Deed
related
—
—
—
Frank Warren
—
Deed Of Trust
related
$173,000 · Advantage Investors Mtg Corp
—
—
Frank Warren
—
Deed Of Trust
related
$200,000 · Countrywide Bank
—
—
Adrian Balint
—
Deed Of Trust
related
$332,000 · Caliber Hm Loans
—
—
Guadalupe Warren
—
Deed Of Trust
related
$245,000 · Countrywide Home Loans INC
—
—
Frank Warren
—
Deed Of Trust
related
$59,428 · Countrywide Home Loans INC
—
—
Frank Warren
—
Deed Of Trust
related
$190,000 · Countrywide Bank
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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