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Property profile & analytics
OFF-MARKET
Estimated value
$660,000
Assisted living facilities
4341 Shaw Butte Dr, Glendale, AZ 85304-2150
Individually Owned
7-yr Hold
~
Est. High Equity
Property ID
US07-2024664
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2018
Construction
FRAME
Total area
2,407 SF
Lot
0.19 ac (8,078 SF)
Zoning code
C-O
APN
148-01-570
UPID
US07-2024664
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
-
Ark of Life Memory Care Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$654k
Blend (final)
Blend
$660k
Owner & transaction history
Ionut M Toma · 7 yrs held
Ionut M Toma
since 2018
7 recorded transactions
Zoning & alternative use
C-O · Glendale, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.1M
+66.7%
Office building
$770,000
+21.8%
Commercial (general)
$740,000
+16.6%
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 Glendale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Glendale 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)
$635,000
Current use
AUTO REPAIR, GARAGE
$1,055,000
Change: +67% · Conversion: Difficult
OFFICE BUILDING
$770,000
Change: +22% · Conversion: Difficult
COMMERCIAL (GENERAL)
$740,000
Change: +17% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$695,000
Change: +10% · Conversion: Difficult
RETAIL STORES
$640,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$550,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$660k
Range $594k – $726k · ±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
$274 / 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
$2,863
Tax year 2023
Assessed value
$47,910
Assessed 2024
Previous assessed
$38,100
+25.7% YoY
Effective rate
5.98%
On assessed value
Land market value
$95,800
Improvement market value
$383,300
Total market value
$479,100
Applied tax rate
61,300.0000
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
2018
Construction
FRAME
Heating
YES
Cooling
NONE
Stories
1
Bathrooms
3
Total area
2,407 SF
Lot
0.19 ac (8,078 SF)
Zoning code
C-O
APN
148-01-570
UPID
US07-2024664
Jurisdiction
MARICOPA
Zoning & alternative use
C-O · Glendale, AZ
Zoning C-O · permitted uses
C-O · Glendale, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Glendale. 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
$635,000
AUTO REPAIR, GARAGE
Est. value
$1.1M
OFFICE BUILDING
Est. value
$770,000
COMMERCIAL (GENERAL)
Est. value
$740,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$695,000
RETAIL STORES
Est. value
$640,000
MEDICAL BUILDING
Est. value
$550,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
MEDICAL 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
FRAME
Heating
YES
Cooling
Yes
Stories
1
Bathrooms
3
Lot
0.19 ac
Current owner
From public records · entity-resolved
Ionut M Toma
Individual
Mailing address
4341 W SHAW BUTTE DR, GLENDALE, AZ 85304-2150
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
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
Jun 16, 2021
—
Ionut M Toma
—
Deed
related
$376,000 · All Western Mortgage INC
Aug 2, 2018
$337,634
Ionut M Toma
Energy Star Homes LLC
Warranty Deed
$320,752 · All Western Mortgage INC
Feb 10, 2017
$330,000
Energy Star Homes LLC
Safeguard Holdings I LLC
Warranty Deed
—
Jul 12, 2016
—
Safeguard Holdings I LLC
—
Deed
related
$210,000 · Rls Capital INC
Jul 23, 2015
—
Safeguard Holdings I LLC
Safeguard Capital Corp
Quit Claim Deed
related
—
May 19, 2015
$320,000
Safeguard Capital Corp
Emmerson Ents INC Psp
Grant Deed
—
May 21, 2009
—
Emmerson Ents INC Psp
Tm Dev Group LLC
Deed In Lieu Of Foreclosure
related
—
—
—
Safeguard Holdings I LLC
—
Deed Of Trust
related
$900,000 · Whisper Investments LLC
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
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