Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$1,975,000
Assisted living facilities
3920 Mtn Vw Rd Phoenix, AZ 85028-4045
Individually Owned
12-yr Hold
~
Est. High Equity
Property ID
US07-0338563
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1996
Construction
FRAME
Total area
6,039 SF
Lot
1.28 ac (55,539 SF)
Zoning code
RE-43
APN
165-01-047C
UPID
US07-0338563
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.98M
Blend (final)
Blend
$1.98M
Owner & transaction history
Paul M Guidera · 12 yrs held
Paul M Guidera
since 2013
7 recorded transactions
Zoning & alternative use
RE-43 · Phoenix, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.2M
+135.7%
Auto repair, garage
$2.6M
+86.5%
Retail stores
$1.8M
+31.5%
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)
$1,370,000
Current use
RESTAURANT
$3,225,000
Change: +136% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,550,000
Change: +87% · Conversion: Difficult
RETAIL STORES
$1,800,000
Change: +32% · Conversion: Difficult
MEDICAL BUILDING
$1,605,000
Change: +17% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,565,000
Change: +15% · Conversion: Difficult
OFFICE BUILDING
$1,545,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$1.98M
Range $1.78M – $2.17M · ±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
$327 / 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
$14,030
Tax year 2022
Assessed value
$247,380
Assessed 2024
Previous assessed
$200,360
+23.5% YoY
Effective rate
5.67%
On assessed value
Land market value
$494,700
Improvement market value
$1,979,100
Total market value
$2,473,800
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 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
1996
Construction
FRAME
Heating
YES
Cooling
REFRIGERATOR
Stories
1
Rooms
10
Bathrooms
8
Total area
6,039 SF
Lot
1.28 ac (55,539 SF)
Zoning code
RE-43
APN
165-01-047C
UPID
US07-0338563
Jurisdiction
MARICOPA
Zoning & alternative use
RE-43 · Phoenix, AZ
Zoning RE-43 · permitted uses
RE-43 · 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
$1.4M
RESTAURANT
Est. value
$3.2M
AUTO REPAIR, GARAGE
Est. value
$2.6M
RETAIL STORES
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$1.6M
WAREHOUSE, STORAGE
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.5M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1996
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Rooms
10
Bathrooms
8
Lot
1.28 ac
Current owner
From public records · entity-resolved
Paul M Guidera
Individual
Mailing address
5200 W 20TH ST, GREELEY, CO 80634-3038
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2013
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
Nov 14, 2013
$1,670,000
Paul M Guidera
Always Home LLC
Warranty Deed
$1,000,000 · Equitable Home Mortgage INC
Jan 28, 2011
$1,200,000
Always Home LLC
Trevor J Hancock
Warranty Deed
$604,185 · Jpmorgan Chase Bank NA
Sep 26, 2002
—
Margaret E Hancock
Hancock,trevor J & Leslie G
Quit Claim Deed
related
$600,000 · Wells Fargo Home Mortgage INC
Nov 21, 2001
—
Margaret Hancock
Trevor Hancock Realty INC
Quit Claim Deed
related
$595,000 · Wells Fargo Home Mortgage INC
Aug 3, 1995
—
Thomas E Bowles
Jo Anne Bowles
Quit Claim Deed
related
—
Aug 3, 1995
$135,000
Trevor Hancock Construction
Thomas E Bowles
Trustees Deed
—
Feb 13, 1995
—
Thomas E Bowles
Bowles
Quit Claim Deed
related
—
Sep 23, 1993
—
Thomas E Bowles
Bowles
Quit Claim Deed
related
—
Sep 23, 1993
$118,000
Bowles,thomas E & Joanne
Malaney
Trustees Deed
—
—
—
Trevor J Hancock
—
Deed Of Trust
related
$250,000 · Washington Mutual Fsb
—
—
Trevor Hancock Construction
—
Deed Of Trust
related
—
—
—
Trevor J Hancock
—
Deed Of Trust
related
$650,000 · Washington Mutual Fsb
—
—
Always Home LLC
—
Deed Of Trust
related
$604,185 · J P Morgan Chase Bank
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 3920 Mtn Vw Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
