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Property profile & analytics
OFF-MARKET
Estimated value
$745,000
Assisted living facilities
22922 74th Ave, Glendale, AZ 85310-5846
Individually Owned
1-yr Hold
Free & Clear
Property ID
US07-2525939
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1995
Construction
FRAME
Total area
2,352 SF
Lot
0.25 ac (10,826 SF)
Zoning code
PAD
APN
231-17-768
UPID
US07-2525939
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
$737k
Blend (final)
Blend
$745k
Owner & transaction history
Gabriel Cuttile · 1 yrs held
Gabriel Cuttile
since 2025
7 recorded transactions
Zoning & alternative use
PAD · Glendale, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.0M
+66.7%
Office building
$755,000
+21.8%
Commercial (general)
$720,000
+16.6%
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
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)
$620,000
Current use
AUTO REPAIR, GARAGE
$1,030,000
Change: +67% · Conversion: Difficult
OFFICE BUILDING
$755,000
Change: +22% · Conversion: Difficult
COMMERCIAL (GENERAL)
$720,000
Change: +17% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$680,000
Change: +10% · Conversion: Difficult
RETAIL STORES
$625,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$540,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$745k
Range $671k – $820k · ±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
$317 / 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
$4,232
Tax year 2023
Assessed value
$79,910
Assessed 2024
Previous assessed
$79,910
+0.0% YoY
Effective rate
5.30%
On assessed value
Land market value
$159,800
Improvement market value
$639,300
Total market value
$799,100
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
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
1995
Construction
FRAME
Heating
YES
Cooling
NONE
Stories
1
Rooms
8
Bathrooms
3
Total area
2,352 SF
Lot
0.25 ac (10,826 SF)
Zoning code
PAD
APN
231-17-768
UPID
US07-2525939
Jurisdiction
MARICOPA
Zoning & alternative use
PAD · Glendale, AZ
Zoning PAD · permitted uses
PAD · 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
$620,000
AUTO REPAIR, GARAGE
Est. value
$1.0M
OFFICE BUILDING
Est. value
$755,000
COMMERCIAL (GENERAL)
Est. value
$720,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$680,000
RETAIL STORES
Est. value
$625,000
MEDICAL BUILDING
Est. value
$540,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
MEDICAL 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
1995
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Rooms
8
Bathrooms
3
Lot
0.25 ac
Current owner
From public records · entity-resolved
Gabriel Cuttile
Individual
Free & Clear · 1 yrs held
Mailing address
22928 N 74TH AVE, GLENDALE, AZ 85310-5846
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 2, 2025
—
Gabriel Cuttile
Corina Culile
Deed
related
—
Jan 30, 2019
—
Gabriel Cutile
Belbe,sergiu
Warranty Deed
related
—
Nov 15, 2018
—
Gabriel Cutile
Belbe,sergiu
Warranty Deed
$365,000 · Caliber Hm Loans
Jul 16, 2018
—
Sergiu Belbe
Belbe,talida D
Quit Claim Deed
related
—
May 9, 2017
$385,000
Sergiu Belbe
Reginald B Akins
Warranty Deed
—
Dec 26, 2012
—
Akins,reginald B
Akins Reginald B Trust
Quit Claim Deed
related
$314,550 · Desert Schools FCU
Jul 6, 2007
—
Akins,reginald B Trust
Akins,reginald B
Quit Claim Deed
related
—
Oct 21, 2005
—
Reginald B Akins
Karen Marshall
Warranty Deed
$346,200 · Innovative Mortgage Group INC
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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