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Property profile & analytics
OFF-MARKET
Estimated value
$8,110,000
Assisted living facilities
22773 Ocotillo Rd Queen Creek, AZ 85142-1516
Entity Owned
6-yr Hold
Free & Clear
Property ID
US07-2552364
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2019
Construction
STEEL FRAME
Total area
25,662 SF
Lot
2.48 ac (107,843 SF)
Zoning code
C-2
APN
304-64-972A
UPID
US07-2552364
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
-
Countryside Living - Assisted Living & Memory Care Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.14M
Blend (final)
Blend
$8.11M
Owner & transaction history
Maricopa County · 6 yrs held
Maricopa County
since 2020
2 recorded transactions
Zoning & alternative use
C-2 · Queen Creek, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of C-2 is to provide General commercial activities designed to serve the community such as repair shops, wholesale businesses, warehousing, and limited retail sales, with some outdoor display of goods, but limited outdoor operations
Zone name
General Commercial District
General category
COMMERCIAL
Zone area
882.60 ac
Source
Realmo
Top alternative use upside
Auto repair, garage
$11.4M
+88.1%
Retail stores
$8.6M
+42.5%
Neighborhood: shopping center
$8.1M
+33.8%
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 Queen Creek submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Queen Creek 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)
$6,055,000
Current use
AUTO REPAIR, GARAGE
$11,395,000
Change: +88% · Conversion: Difficult
RETAIL STORES
$8,635,000
Change: +43% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$8,105,000
Change: +34% · Conversion: Difficult
MEDICAL BUILDING
$6,535,000
Change: +8% · Conversion: Difficult
OFFICE BUILDING
$6,140,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$8.11M
Range $7.30M – $8.92M · ±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
$316 / 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
$48,966
Tax year 2023
Assessed value
$737,413
Assessed 2024
Previous assessed
$612,040
+20.5% YoY
Effective rate
6.64%
On assessed value
Land market value
$581,400
Improvement market value
$6,792,734
Total market value
$7,374,134
Applied tax rate
952,507.0000
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
2019
Construction
STEEL FRAME
Heating
NONE
Cooling
REFRIGERATOR
Stories
1
Total area
25,662 SF
Lot
2.48 ac (107,843 SF)
Zoning code
C-2
APN
304-64-972A
UPID
US07-2552364
Jurisdiction
MARICOPA
Zoning & alternative use
C-2 · Queen Creek, AZZoning C-2 · permitted uses
C-2 · Queen Creek, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of C-2 is to provide General commercial activities designed to serve the community such as repair shops, wholesale businesses, warehousing, and limited retail sales, with some outdoor display of goods, but limited outdoor operations
Zone name
General Commercial District
General category
COMMERCIAL
Zone area
882.60 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$6.1M
AUTO REPAIR, GARAGE
Est. value
$11.4M
RETAIL STORES
Est. value
$8.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.1M
MEDICAL BUILDING
Est. value
$6.5M
OFFICE BUILDING
Est. value
$6.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
2019
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Lot
2.48 ac
Current owner
From public records · entity-resolved
Maricopa County
Entity
Free & Clear · 6 yrs held
Mailing address
4915 E BASELINE RD STE #105, GILBERT, AZ 85234-2966
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 31, 2020
—
Maricopa County
Queen Creek Almc LLC
Warranty Deed
related
—
Oct 15, 2012
—
Barney Family Living Trust
Landmark 13 Ranch LLC
Grant 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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