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Property profile & analytics
OFF-MARKET
Estimated value
$2,460,000
Assisted living facilities
4423 Guadalupe Rd Gilbert, AZ 85234-7671
Entity Owned
7-yr Hold
Free & Clear
Property ID
US07-1617290
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2020
Total area
10,046 SF
Lot
1.4 ac (60,863 SF)
Zoning code
SF-35
APN
304-16-955
UPID
US07-1617290
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
-
BeeHive Homes 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
$2.47M
Blend (final)
Blend
$2.46M
Owner & transaction history
Chatterton & Socci Property · 7 yrs held
Chatterton & Socci Property
since 2019
7 recorded transactions
Zoning & alternative use
SF-35 · Gilbert, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$3.7M
+55.6%
Neighborhood: shopping center
$3.7M
+54.2%
Medical building
$2.6M
+8.3%
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 Gilbert submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gilbert 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)
$2,370,000
Current use
RETAIL STORES
$3,690,000
Change: +56% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,655,000
Change: +54% · Conversion: Difficult
MEDICAL BUILDING
$2,570,000
Change: +8% · Conversion: Difficult
OFFICE BUILDING
$2,180,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$2.46M
Range $2.21M – $2.71M · ±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
$245 / 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
$11,695
Tax year 2023
Assessed value
$223,864
Assessed 2024
Previous assessed
$180,868
+23.8% YoY
Effective rate
5.22%
On assessed value
Land market value
$513,400
Improvement market value
$1,661,066
Total market value
$2,174,466
Applied tax rate
410,609.0000
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
2020
Heating
NONE
Stories
1
Total area
10,046 SF
Lot
1.4 ac (60,863 SF)
Zoning code
SF-35
APN
304-16-955
UPID
US07-1617290
Jurisdiction
MARICOPA
Zoning & alternative use
SF-35 · Gilbert, AZ
Zoning SF-35 · permitted uses
SF-35 · Gilbert, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gilbert. 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
$2.4M
RETAIL STORES
Est. value
$3.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.7M
MEDICAL BUILDING
Est. value
$2.6M
OFFICE BUILDING
Est. value
$2.2M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
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
2020
Heating
NONE
Stories
1
Lot
1.4 ac
Current owner
From public records · entity-resolved
Chatterton & Socci Property
Entity
Free & Clear · 7 yrs held
Mailing address
4423 E GUADALUPE RD, GILBERT, AZ 85234-7671
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 23, 2019
$525,000
Chatterton & Socci Property
Mission Healthcare Properties LLC
Special Warranty Deed
—
Oct 1, 2014
$200,000
B Green Healthcare Props Ll
Mclaws,john L & Sonja Trust
Grant Deed
—
Jul 13, 2010
—
Mclaws,john L & S Living Trust
Nathan L Mclaws
Deed In Lieu Of Foreclosure
related
—
Oct 14, 2009
—
Mclaws,nathan L & Amanda K
Mclaws John L & Sonja Trust
Quit Claim Deed
related
$288,664 · Mclaws John L & Sonja Tr (pt)
May 5, 2009
—
Mclaws,john L & Sonja Trust
Highland Court LLC
Deed In Lieu Of Foreclosure
related
—
Jan 31, 2003
$395,000
Highland Court LLC
Blade Management LLC
Grant Deed
$305,000 · Blade Management LLC
May 22, 2002
—
Blade Management LLC
Flynn,brent C & Linda D
Grant Deed
related
—
Jan 26, 2000
$260,000
Brent C Flynn
Neihart,russell E
Grant Deed
$120,000 · Asset Preservation
Feb 14, 1997
$86,000
Wharton,john B
Church Of Latter Day Sain
Trustees Deed
—
Feb 14, 1997
$138,500
Neihart,russell E
John B Wharton
Trustees Deed
—
—
—
Highland Court LLC
—
Deed Of Trust
related
$263,506 · Mclaws John L & Sonja Tr (tr)
—
—
B Green Healthcare Props LLC
—
Deed Of Trust
related
$140,000 · Loop Investment Holdings 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.
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