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Property profile & analytics
OFF-MARKET
Estimated value
$4,595,000
Assisted living facilities
2759 Val Vis Dr, Mesa, AZ 85213-1717
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US07-2101766
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2008
Construction
STEEL FRAME
Total area
23,335 SF
Lot
2.47 ac (107,730 SF)
Zoning code
C-O
APN
141-27-003G
UPID
US07-2101766
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
-
Emerald Groves Central Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.60M
Blend (final)
Blend
$4.60M
Owner & transaction history
Emerald Grove Holding Company LLC · 5 yrs held
Emerald Grove Holding Company LLC
since 2021
4 recorded transactions
Zoning & alternative use
C-O · Mesa, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$7.3M
+72.8%
Retail stores
$6.1M
+45.4%
Medical building
$6.1M
+45.3%
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)
$4,205,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$7,265,000
Change: +73% · Conversion: Difficult
RETAIL STORES
$6,115,000
Change: +45% · Conversion: Difficult
MEDICAL BUILDING
$6,110,000
Change: +45% · Conversion: Difficult
OFFICE BUILDING
$4,020,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$4.60M
Range $4.14M – $5.05M · ±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
$197 / 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
$32,644
Tax year 2023
Assessed value
$505,327
Assessed 2024
Previous assessed
$435,850
+15.9% YoY
Effective rate
6.46%
On assessed value
Land market value
$753,400
Improvement market value
$4,299,871
Total market value
$5,053,271
Applied tax rate
41,003.0000
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
2008
Construction
STEEL FRAME
Heating
PACKAGE
Cooling
YES
Buildings
2
Stories
1
Total area
23,335 SF
Lot
2.47 ac (107,730 SF)
Zoning code
C-O
APN
141-27-003G
UPID
US07-2101766
Jurisdiction
MARICOPA
Zoning & alternative use
C-O · Mesa, AZ
Zoning C-O · permitted uses
C-O · 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
$4.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.3M
RETAIL STORES
Est. value
$6.1M
MEDICAL BUILDING
Est. value
$6.1M
OFFICE BUILDING
Est. value
$4.0M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
2008
Construction
STEEL FRAME
Heating
PACKAGE
Cooling
Yes
Stories
1
Buildings
2
Lot
2.47 ac
Current owner
From public records · entity-resolved
Emerald Grove Holding Company LLC
Entity
Mailing address
5360 S 154TH ST, GILBERT, AZ 85298-6138
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 19, 2021
—
Emerald Grove Holding Company LLC
Emerald Groves Central LLC
Special Warranty Deed
$5,453,053 · Unison Bank
May 27, 2008
—
Emerald Groves Central LLC
Hassan Ahmed
Quit Claim Deed
related
$2,294,000 · Wells Fargo Bank NA
Jan 4, 2008
—
City Of Mesa
Hassan,ahmed & Jennifer
Grant Deed
related
—
May 11, 2005
$700,000
Camelhead Land Fund LLC
Ottawa INC
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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