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Property profile & analytics
OFF-MARKET
Estimated value
$620,000
Assisted living facilities
3720 Utopia Rd Phoenix, AZ 85050-3911
Trust Owned
3-yr Hold
~
Est. High Equity
Property ID
US07-3486462
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1992
Construction
FRAME
Total area
2,992 SF
Lot
0.17 ac (7,402 SF)
Zoning code
R1-6
APN
213-14-290
UPID
US07-3486462
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
-
Tatum Glen Assisted Living Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$627k
Blend (final)
Blend
$620k
Owner & transaction history
The Dosia Family Trust · 3 yrs held
The Dosia Family Trust
since 2023
7 recorded transactions
Zoning & alternative use
R1-6 · Phoenix, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$900,000
+32.5%
Retail stores
$890,000
+31.5%
Medical building
$795,000
+17.2%
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 Phoenix submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Phoenix 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)
$680,000
Current use
OFFICE BUILDING
$900,000
Change: +32% · Conversion: Difficult
RETAIL STORES
$890,000
Change: +32% · Conversion: Difficult
MEDICAL BUILDING
$795,000
Change: +17% · Conversion: Difficult
WAREHOUSE, STORAGE
$775,000
Change: +15% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$760,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$620k
Range $558k – $682k · ±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
$207 / 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
$3,305
Tax year 2022
Assessed value
$58,150
Assessed 2024
Previous assessed
$58,150
+0.0% YoY
Effective rate
5.68%
On assessed value
Land market value
$116,300
Improvement market value
$465,200
Total market value
$581,500
Applied tax rate
691,300.0000
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
1992
Construction
FRAME
Heating
YES
Cooling
REFRIGERATOR
Stories
1
Rooms
8
Bathrooms
2
Total area
2,992 SF
Lot
0.17 ac (7,402 SF)
Zoning code
R1-6
APN
213-14-290
UPID
US07-3486462
Jurisdiction
MARICOPA
Zoning & alternative use
R1-6 · Phoenix, AZ
Zoning R1-6 · permitted uses
R1-6 · Phoenix, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Phoenix. 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
$680,000
OFFICE BUILDING
Est. value
$900,000
RETAIL STORES
Est. value
$890,000
MEDICAL BUILDING
Est. value
$795,000
WAREHOUSE, STORAGE
Est. value
$775,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$760,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
OFFICE BUILDING
RETAIL STORES
MEDICAL BUILDING
WAREHOUSE, STORAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1992
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Rooms
8
Bathrooms
2
Lot
0.17 ac
Current owner
From public records · entity-resolved
The Dosia Family Trust
Trust
Mailing address
3717 E UTOPIA RD, PHOENIX, AZ 85050-3932
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 13, 2023
—
The Dosia Family Trust
Dosia Usvat
Quit Claim Deed
related
—
May 15, 2020
—
Doisa Usvat
Eugene Usvat
Quit Claim Deed
related
—
Dec 19, 2003
$223,750
Eugene Usvat
Gilbert,harry D & Joy S
Grant Deed
$212,550 · Universal Mortgage & Lening
Dec 9, 1992
$118,706
Harry D Gilbert III
Centex Real Esta
Grant Deed
$106,835
Mar 3, 1992
—
Real Esta Centex
Ja Cor Dev
Grant Deed
related
—
Feb 3, 1992
—
Ja-cor Developme
Sheriff
Grant Deed
related
—
May 25, 1989
—
North Colony INC
—
Deed Of Trust
related
—
Apr 18, 1989
—
North Colony INC
—
Deed Of Trust
related
—
—
—
Harry D Gilbert III
—
Deed Of Trust
related
$63,000 · Republic & Gazette Emp Cu
—
—
Harry D Gilbert
—
Deed Of Trust
related
$124,000 · Arizona Media Cu
—
—
Harry D Gilbert
—
Deed Of Trust
related
$15,000 · Countrywide Home Loans INC
—
—
Harry D Gilbert
—
Deed Of Trust
related
$25,000 · Countrywide Home Loans INC
—
—
Harry D Gilbert
—
Deed Of Trust
related
$118,967 · Countrywide Home Loans INC
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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