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Property profile & analytics
OFF-MARKET
Estimated value
$650,000
Assisted living facilities
4350 Saint John Rd Phoenix, AZ 85032-2286
Individually Owned
2-yr Hold
Property ID
US07-1598354
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1994
Construction
FRAME
Total area
2,024 SF
Lot
0.16 ac (7,015 SF)
Zoning code
R1-6
APN
215-17-349
UPID
US07-1598354
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
$650k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$585k
Blend (final)
Blend
$650k
Owner & transaction history
Paul Neha · 2 yrs held
Paul Neha
since 2024
Last sale
$650,000
7 recorded transactions
Zoning & alternative use
R1-6 · Phoenix, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$855,000
+86.5%
Office building
$610,000
+33.5%
Retail stores
$570,000
+23.9%
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
$650,000
ML approach
$650,000
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)
$460,000
Current use
AUTO REPAIR, GARAGE
$855,000
Change: +87% · Conversion: Difficult
OFFICE BUILDING
$610,000
Change: +33% · Conversion: Difficult
RETAIL STORES
$570,000
Change: +24% · Conversion: Difficult
MEDICAL BUILDING
$535,000
Change: +17% · Conversion: Difficult
WAREHOUSE, STORAGE
$525,000
Change: +15% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$515,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$650k
Range $585k – $715k · ±10% · vs last sale $650k (Apr 9 2024)
Last sale anchor
$650k
Apr 9 2024
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
$321 / 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
$2,523
Tax year 2023
Assessed value
$54,280
Assessed 2024
Previous assessed
$54,280
+0.0% YoY
Effective rate
4.65%
On assessed value
Land market value
$108,500
Improvement market value
$434,300
Total market value
$542,800
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 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
1994
Construction
FRAME
Heating
YES
Cooling
REFRIGERATOR
Stories
1
Rooms
7
Bathrooms
2
Total area
2,024 SF
Lot
0.16 ac (7,015 SF)
Zoning code
R1-6
APN
215-17-349
UPID
US07-1598354
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
$460,000
AUTO REPAIR, GARAGE
Est. value
$855,000
OFFICE BUILDING
Est. value
$610,000
RETAIL STORES
Est. value
$570,000
MEDICAL BUILDING
Est. value
$535,000
WAREHOUSE, STORAGE
Est. value
$525,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$515,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
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
1994
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Rooms
7
Bathrooms
2
Lot
0.16 ac
Current owner
From public records · entity-resolved
Paul Neha
Individual
Mailing address
54 ROSE DR, EAST MEADOW, NY 11554-1134
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 9, 2024
$650,000
Paul Neha
Nihal R Naik
Warranty Deed
$617,500 · The Federal Savings Bank
Apr 26, 2021
—
Nihal R Naik
—
Deed
related
$383,000 · United Wholesale Mortgage
Dec 31, 2018
—
Nihal R Naik
Ligia Leea Ilea
Deed
—
Dec 31, 2018
$410,000
Nihal R Naik
Attila A Hunson
Warranty Deed
$369,000 · Moria Development INC
Apr 27, 2017
—
Hunson-bognar Family Living Trust
Hunson,attila A
Quit Claim Deed
related
—
Mar 18, 2016
$295,000
Attila A Hunson
Mary C High
Warranty Deed
$280,250 · All Western Mortgage INC
Jul 2, 2009
—
Baenziger Robert & Mary Trust
Baenziger,robert C & Mary L
Quit Claim Deed
related
—
May 17, 2005
—
Shahla Terani
Tavassoli,taghi & Fattaneh
Warranty Deed
—
May 17, 2005
$388,000
Robert Baenziger
Shahla Terani
Warranty Deed
$100,000 · First Horizon Home Loan Corp
Jan 10, 2003
$190,000
Taghi Tavassoli
Terani,shahla
Grant Deed
—
Nov 1, 1994
$125,990
Shahla Terani
United Title Trust 1178
Grant Deed
$113,350 · First Nationwide Bank
Jun 14, 1994
—
United Title Agency Of Arizona T
Courtland Homes
Grant Deed
related
—
Jun 10, 1994
—
Courtland Homes INC
United Title 117
Grant Deed
$8,000,000 · Bank One NA
—
—
Shahla Terani
—
Deed Of Trust
related
$5,001 · Bank One NA
—
—
Shahla Terani
—
Deed Of Trust
related
$45,000 · Bank One Arizona
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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