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Property profile & analytics
OFF-MARKET
Estimated value
$7,215,000
Assisted living facilities
3477 Rodeo Dr Sierra Vista, AZ 85635-5864
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US07-2025784
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2008
Construction
STEEL FRAME
Total area
108,388 SF
Lot
5.18 ac (225,641 SF)
APN
105-16-314A
UPID
US07-2025784
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
-
Mountain View Gardens Gracious Retirement Living Retirement Community Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.22M
Owner & transaction history
Harvest Development LLC · 18 yrs held
Harvest Development LLC
since 2007
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$11.9M
+41.4%
Industrial (general)
$9.4M
+11.6%
Medical building
$9.3M
+10.1%
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 Sierra Vista submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sierra Vista 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)
$8,430,000
Current use
OFFICE BUILDING
$11,925,000
Change: +41% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$9,405,000
Change: +12% · Conversion: Difficult
MEDICAL BUILDING
$9,280,000
Change: +10% · Conversion: Difficult
RETAIL STORES
$6,900,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$7.22M
Range $6.49M – $7.94M · ±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
$67 / 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
$132,616
Tax year 2023
Assessed value
$3,409,569
Assessed 2024
Previous assessed
$2,165,506
+57.4% YoY
Effective rate
3.89%
On assessed value
Assessed land
$142,154
Assessed improvement
$3,267,415
Land market value
$947,692
Improvement market value
$21,782,769
Total market value
$22,730,461
Applied tax rate
6,830.0000
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
YES
Cooling
YES
Stories
3
Total area
108,388 SF
Lot
5.18 ac (225,641 SF)
APN
105-16-314A
UPID
US07-2025784
Jurisdiction
COCHISE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$8.4M
OFFICE BUILDING
Est. value
$11.9M
INDUSTRIAL (GENERAL)
Est. value
$9.4M
MEDICAL BUILDING
Est. value
$9.3M
RETAIL STORES
Est. value
$6.9M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
OFFICE BUILDING
INDUSTRIAL (GENERAL)
MEDICAL BUILDING
RETAIL STORES
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
YES
Cooling
Yes
Stories
3
Lot
5.18 ac
Current owner
From public records · entity-resolved
Harvest Development LLC
Entity
Mailing address
PO BOX 847, CARLSBAD, CA 92018-0847
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 14, 2019
—
Sierra Vista Retirement Res Ll
—
Deed
related
$951,495 · Federal Nat'l Mtg Assn (fnma)
Sep 12, 2017
—
Sierra Vista Retirement Reside
—
Deed
related
$951,495,000 · Berkadia Com'l Mtg
Dec 15, 2008
—
Vista Retirement Resid Sierra
—
Trustees Deed
related
$13,735,000 · Bob Cap LLC
Sep 11, 2007
$709,600
Harvest Development LLC
Castle & Cooke Arizona INC
Grant Deed
related
—
—
—
Vista Retirement Reside Sierra
—
Deed Of Trust
related
$12,000,000 · Northmarq Capital INC
—
—
Sierra Vista Retirement Res Ll
—
Loan Modification
related
$951,495 · Federal Nat'l Mtg Assn (fnma)
—
—
Castle & Cooke Az INC
—
Deed Of Trust
related
—
—
—
Sierra Vista Retirement Reside
—
Deed Of Trust
related
$951,495,000 · Berkadia Com'l Mtg
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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