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Property profile & analytics
OFF-MARKET
Estimated value
$780,000
Assisted living facilities
23430 89th Ave 3, Peoria, AZ 85383-1868
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US07-0769079
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1980
Construction
FRAME
Total area
5,416 SF
Lot
0.51 ac (22,000 SF)
Zoning code
R1-18
APN
201-15-082
UPID
US07-0769079
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
-
American Assisted Living Home Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$757k
Blend (final)
Blend
$780k
Owner & transaction history
American Assisted Living LLC · 6 yrs held
American Assisted Living LLC
since 2020
Last sale
$800,000
7 recorded transactions
Zoning & alternative use
R1-18 · Peoria, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.1M
+21.0%
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
$665,000
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)
$915,000
Current use
WAREHOUSE, STORAGE
$1,110,000
Change: +21% · Conversion: Difficult
Blend value · Realmo final
$780k
Range $702k – $858k · ±10% · vs last sale $800k (Apr 23 2020)
Last sale anchor
$800k
Apr 23 2020
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
$144 / 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
$5,942
Tax year 2022
Assessed value
$89,520
Assessed 2024
Previous assessed
$75,270
+18.9% YoY
Effective rate
6.64%
On assessed value
Land market value
$179,000
Improvement market value
$716,200
Total market value
$895,200
Applied tax rate
110,007.0000
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
1980
Construction
FRAME
Heating
YES
Cooling
REFRIGERATOR
Stories
1
Rooms
6
Bathrooms
2
Total area
5,416 SF
Lot
0.51 ac (22,000 SF)
Zoning code
R1-18
APN
201-15-082
UPID
US07-0769079
Jurisdiction
MARICOPA
Zoning & alternative use
R1-18 · Peoria, AZ
Zoning R1-18 · permitted uses
R1-18 · 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$915,000
WAREHOUSE, STORAGE
Est. value
$1.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
1980
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Rooms
6
Bathrooms
2
Lot
0.51 ac
Current owner
From public records · entity-resolved
American Assisted Living LLC
Entity
Mailing address
23430 N 89TH AVE, PEORIA, AZ 85383-1868
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
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 23, 2020
$800,000
American Assisted Living LLC
Marius O Smocot
Warranty Deed
$780,000 · Metro Phoenix Bank
Jun 7, 2011
—
Xourafas Family Trust
Xourafas,ilias & Kim
Quit Claim Deed
related
—
Jan 20, 2011
$152,900
Kim Xourafas
Quantum Servicing Corp
Grant Deed
$122,300 · State Bank & Trust
Jan 13, 2011
$152,900
Kim Xourafas
Quantum Servicing Corp
Grant Deed
$122,300 · State Bank & Trust
Nov 18, 2010
$136,000
Quantum Servicing Corp
Quality Loan Svc Corp
Trustees Deed
related
—
May 28, 2009
—
Lisa A Carnevale
Carnevale,patricia A
Quit Claim Deed
related
—
Aug 12, 1994
$105,000
Patricia A Carnevale
Hayes SR
Grant Deed
$84,000 · Norwest Mortgage INC
Apr 30, 1993
—
George C Hayes SR.
Hayes SR
Quit Claim Deed
related
$68,200 · Us Bank Corp Mortgage
Feb 24, 1993
—
George,c & Margaret Ann Hayes Tr
Hayes SR
Quit Claim Deed
related
—
—
—
Patricia A Carnevale
—
Deed Of Trust
related
$25,000 · Bank One NA
—
—
Patricia A Carnevale
—
Deed Of Trust
related
$27,581 · National Home Remodelers INC
—
—
Patricia A Carnevale
—
Deed Of Trust
related
$40,000 · Bank One NA
—
—
Patricia A Carnevale
—
Deed Of Trust
related
$35,000 · Bank One NA
—
—
Patricia A Carnevale
—
Deed Of Trust
related
$161,000 · Scme Mortgage Bankers INC
—
—
Patricia A Carnevale
—
Deed Of Trust
related
$158,000 · Abn Amro Mortgage Group INC
—
—
Lisa A Carnevale
—
Deed Of Trust
related
$270,000 · American Brokers Conduit
—
—
Patricia A Carnevale
—
Deed Of Trust
related
$118,250 · Frestan Financial Holding Corp
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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