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Property profile & analytics
OFF-MARKET
Estimated value
$1,500,000
Assisted living facilities
23157 103rd Ln, Peoria, AZ 85383-2753
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US07-0497023
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2000
Construction
FRAME
Total area
4,404 SF
Lot
0.41 ac (18,066 SF)
Zoning code
PAD
APN
200-10-781
UPID
US07-0497023
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
-
Because We Care Assisted Living Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.50M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.50M
Owner & transaction history
Brian Hess · 2 yrs held
Brian Hess
since 2024
Last sale
$1.5M
7 recorded transactions
Zoning & alternative use
PAD · Peoria, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.4M
+221.6%
Auto repair, garage
$1.8M
+143.4%
Neighborhood: shopping center
$1.7M
+125.5%
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
$1,500,000
ML approach
$1,500,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,395,000
Change: +222% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,815,000
Change: +143% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,680,000
Change: +125% · Conversion: Difficult
MEDICAL BUILDING
$1,065,000
Change: +43% · Conversion: Difficult
WAREHOUSE, STORAGE
$900,000
Change: +21% · Conversion: Difficult
Blend value · Realmo final
$1.50M
Range $1.35M – $1.65M · ±10% · vs last sale $1.50M (Mar 15 2024)
Last sale anchor
$1.50M
Mar 15 2024
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
$341 / 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
$4,361
Tax year 2023
Assessed value
$82,080
Assessed 2024
Previous assessed
$82,080
+0.0% YoY
Effective rate
5.31%
On assessed value
Land market value
$164,100
Improvement market value
$656,700
Total market value
$820,800
Applied tax rate
111,208.0000
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
9
Bathrooms
3
Total area
4,404 SF
Lot
0.41 ac (18,066 SF)
Zoning code
PAD
APN
200-10-781
UPID
US07-0497023
Jurisdiction
MARICOPA
Zoning & alternative use
PAD · Peoria, AZ
Zoning PAD · permitted uses
PAD · 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
COMMERCIAL (GENERAL)
Est. value
$2.4M
AUTO REPAIR, GARAGE
Est. value
$1.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$900,000
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL 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
2000
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Rooms
9
Bathrooms
3
Lot
0.41 ac
Current owner
From public records · entity-resolved
Brian Hess
Individual
Mailing address
6030 E LAUREL LN, SCOTTSDALE, AZ 85254-4901
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 15, 2024
$1,500,000
Brian Hess
Immune Centered Health LLC
Warranty Deed
$1,300,000 · Lm2 Investment Group LLC
Nov 18, 2022
$1,550,000
Immune Centered Health LLC
Trinity Extended Family INC
Special Warranty Deed
$1,425,200 · America First FCU
Oct 28, 2020
$900,000
Trinity Extended Family INC
Lighthouse Living 2 LLC
Special Warranty Deed
$850,000 · Lightouse Living 2 LLC
Dec 27, 2019
—
Lighthouse Living 2 LLC
Because We Care 2 LLC
Special Warranty Deed
$540,000 · Arizona Bank & Trust
Oct 5, 2017
$615,000
Lighthouse Living 2 LLC
Adriana Sofronie
Warranty Deed
$528,000 · Pinnacle Bank
Oct 5, 2017
—
Because We Care 2 LLC
—
Deed
related
$125,000 · Adriana Sofronie
Jun 29, 2005
—
Adriana Sofronie
Sofronie,victor
Quit Claim Deed
related
$193,000 · Bank Of America
Mar 6, 2001
$253,240
Sofronie,victor & Adriana
Continental Homes INC
Trustees Deed
$202,550 · Washington Mutual Fsb
Mar 6, 2001
—
Continental Homes INC
Chi Construction Co
Trustees Deed
related
—
Jul 26, 2000
$485,310
Chi Construction Co
Acacia Credit Fund 6 LLC
Grant Deed
—
May 31, 2000
$7,284,410
Acacia Credit Fund Vi LLC
Chi Construction Co
Grant Deed
related
—
—
—
Victor Sofronie
—
Deed Of Trust
related
$50,000 · Bank Of America
—
—
Because We Care 2 LLC
—
Deed Of Trust
related
$125,000 · Adriana Sofronie
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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