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Property profile & analytics
OFF-MARKET
Estimated value
$16,580,000
Assisted living facilities
2415 Signal Butte Rd, Mesa, AZ 85209-2107
Individually Owned
11-yr Hold
~
Est. High Equity
Property ID
US07-2246431
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2015
Construction
CONCRETE
Total area
111,016 SF
Lot
2.26 ac (98,652 SF)
Zoning code
RM-4
APN
304-02-891C
UPID
US07-2246431
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
-
Curls, Pearls & Gents Salon Hair Salon Nail Salon
-
Avista Hospice Nursing Home
-
The Summit at Sunland Springs Assisted Living Nursing Home Retirement Community
-
Sunland Hotel & Motel Bed & Breakfast
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$16.58M
Blend (final)
Blend
$16.58M
Owner & transaction history
Sunland Springs Memory Care · 11 yrs held
Sunland Springs Memory Care
since 2014
6 recorded transactions
Zoning & alternative use
RM-4 · Mesa, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Mesa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mesa 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)
$20,005,000
Current use
OFFICE BUILDING
$19,115,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$16.58M
Range $14.92M – $18.24M · ±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
$149 / 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
$107,524
Tax year 2023
Assessed value
$1,822,561
Assessed 2024
Previous assessed
$1,539,350
+18.4% YoY
Effective rate
5.90%
On assessed value
Land market value
$1,140,400
Improvement market value
$17,085,214
Total market value
$18,225,614
Applied tax rate
411,006.0000
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
2015
Construction
CONCRETE
Heating
NONE
Stories
3
Units
108
Total area
111,016 SF
Lot
2.26 ac (98,652 SF)
Zoning code
RM-4
APN
304-02-891C
UPID
US07-2246431
Jurisdiction
MARICOPA
Zoning & alternative use
RM-4 · Mesa, AZ
Zoning RM-4 · permitted uses
RM-4 · Mesa, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Mesa. 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
$20.0M
OFFICE BUILDING
Est. value
$19.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
2015
Construction
CONCRETE
Heating
NONE
Stories
3
Units
108
Lot
2.26 ac
Current owner
From public records · entity-resolved
Sunland Springs Memory Care
Individual
Mailing address
2233 S SPRINGWOOD BLVD, MESA, AZ 85209-1689
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 21, 2018
—
Sunland Springs Memory Care Ll
—
Grant Deed
related
$25,800,000 · Walker & Dunlop
Oct 31, 2014
$287,398
Sunland Springs Memory Care
Ssv Twin Homes 2 INC
Grant Deed
—
Sep 29, 2014
$209,731
Leon J Mulford
Ssv Twin Homes 2 INC
Grant Deed
$150,000 · Sun American Mtg
Nov 8, 2013
—
Sunland Springs Memory Care Ll
Ssv Twin Homes 2 INC
Correction Deed
related
—
—
—
Ssv Twin Homes 2 INC
—
Loan Modification
related
$2,040,000 · Farnsworth Exclusionar Tr (ct)
—
—
Ssv Twin Homes 2 INC
—
Deed Of Trust
related
$1,200,000 · Ross Grandchildren LLC
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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