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Property profile & analytics
OFF-MARKET
Estimated value
$33,065,000
Assisted living facilities
295 Van Buren St Avondale, AZ 85323-1418
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US07-2547530
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2018
Construction
STEEL FRAME
Total area
130,866 SF
Lot
5.6 ac (243,786 SF)
Zoning code
PAD
APN
500-10-850
UPID
US07-2547530
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
-
BridgeWater Assisted Living - Avondale Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$33.20M
Blend (final)
Blend
$33.07M
Owner & transaction history
Avondale Van Buren Alf LLC · 8 yrs held
Avondale Van Buren Alf LLC
since 2017
2 recorded transactions
Zoning & alternative use
PAD · Avondale, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
designee shall serve as guidelines for site and architectural design in all districts. 28-77-28-90 - Reserved. Article 6 - PLANNED AREA DEVELOPMENT DISTRICT 28-111 - Purpose. The purpose of the Planned Area Development (PAD) District is to promote the development of mixed-use developments and/or residential subdivisions that include residential, commercial o…
Zone name
Planned Area Development
General category
MIXED_USE
Zone area
10,309.27 ac
Source
code of ordinances
Top alternative use upside
Neighborhood: shopping center
$41.3M
+33.8%
Medical building
$33.3M
+7.9%
Retail stores
$31.8M
+3.0%
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 Avondale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Avondale 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)
$30,885,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$41,330,000
Change: +34% · Conversion: Difficult
MEDICAL BUILDING
$33,320,000
Change: +8% · Conversion: Difficult
RETAIL STORES
$31,805,000
Change: +3% · Conversion: Difficult
OFFICE BUILDING
$30,765,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$33.07M
Range $29.76M – $36.37M · ±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
$253 / 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
$199,292
Tax year 2023
Assessed value
$3,007,406
Assessed 2024
Previous assessed
$2,485,560
+21.0% YoY
Effective rate
6.63%
On assessed value
Land market value
$2,053,700
Improvement market value
$28,020,362
Total market value
$30,074,062
Applied tax rate
440,100.0000
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
2018
Construction
STEEL FRAME
Heating
NONE
Stories
2
Units
132
Total area
130,866 SF
Lot
5.6 ac (243,786 SF)
Zoning code
PAD
APN
500-10-850
UPID
US07-2547530
Jurisdiction
MARICOPA
Zoning & alternative use
PAD · Avondale, AZZoning PAD · permitted uses
PAD · Avondale, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
designee shall serve as guidelines for site and architectural design in all districts. 28-77-28-90 - Reserved. Article 6 - PLANNED AREA DEVELOPMENT DISTRICT 28-111 - Purpose. The purpose of the Planned Area Development (PAD) District is to promote the development of mixed-use developments and/or residential subdivisions that include residential, commercial or business park development according to an overall plan. It is the intent of the P
Zone name
Planned Area Development
General category
MIXED_USE
Zone area
10,309.27 ac
Source
code of ordinances
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$30.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$41.3M
MEDICAL BUILDING
Est. value
$33.3M
RETAIL STORES
Est. value
$31.8M
OFFICE BUILDING
Est. value
$30.8M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
RETAIL STORES
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
2018
Construction
STEEL FRAME
Heating
NONE
Stories
2
Units
132
Lot
5.6 ac
Current owner
From public records · entity-resolved
Avondale Van Buren Alf LLC
Entity
Mailing address
14650 N 78TH WAY STE B, SCOTTSDALE, AZ 85260-2970
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 14, 2017
$600,000
Avondale Van Buren Alf LLC
Van Cen Avondale Partners
Grant Deed
related
$26,580,000 · Umb Bk
Feb 28, 2005
$1,100,000
Alec 4 LLC
Vancen Avondale Partners
Warranty Deed
$600,000 · Vancen Avondale Partners
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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