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Property profile & analytics
OFF-MARKET
Estimated value
$765,000
Assisted living facilities
4509 Acoma Dr, Phoenix, AZ 85032-4855
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US07-0076001
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1982
Construction
CONCRETE BLOCKS
Total area
3,393 SF
Lot
0.23 ac (10,207 SF)
Zoning code
R1-10
APN
215-72-517
UPID
US07-0076001
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
-
Shadow Ridge Adult Care Home Geriatric Care Provider Nursing Home
-
Comfy Homes Assisted Living Home Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$897k
Blend (final)
Blend
$765k
Owner & transaction history
Acomas House LLC · 3 yrs held
Acomas House LLC
since 2023
Last sale
$650,000
7 recorded transactions
Zoning & alternative use
R1-10 · Phoenix, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.0M
+33.5%
Retail stores
$955,000
+23.9%
Medical building
$900,000
+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
$745,000
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)
$770,000
Current use
OFFICE BUILDING
$1,025,000
Change: +33% · Conversion: Difficult
RETAIL STORES
$955,000
Change: +24% · Conversion: Difficult
MEDICAL BUILDING
$900,000
Change: +17% · Conversion: Difficult
WAREHOUSE, STORAGE
$880,000
Change: +15% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$865,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$765k
Range $689k – $842k · ±10% · vs last sale $650k (Feb 3 2023)
Last sale anchor
$650k
Feb 3 2023
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
$225 / 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
$3,985
Tax year 2023
Assessed value
$83,200
Assessed 2024
Previous assessed
$68,910
+20.7% YoY
Effective rate
4.79%
On assessed value
Land market value
$166,400
Improvement market value
$665,600
Total market value
$832,000
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
1982
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
REFRIGERATOR
Stories
1
Rooms
9
Bathrooms
2
Total area
3,393 SF
Lot
0.23 ac (10,207 SF)
Zoning code
R1-10
APN
215-72-517
UPID
US07-0076001
Jurisdiction
MARICOPA
Zoning & alternative use
R1-10 · Phoenix, AZ
Zoning R1-10 · permitted uses
R1-10 · 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
$770,000
OFFICE BUILDING
Est. value
$1.0M
RETAIL STORES
Est. value
$955,000
MEDICAL BUILDING
Est. value
$900,000
WAREHOUSE, STORAGE
Est. value
$880,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$865,000
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
1982
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
Yes
Stories
1
Rooms
9
Bathrooms
2
Lot
0.23 ac
Current owner
From public records · entity-resolved
Acomas House LLC
Entity
Mailing address
4509 E ACOMA DR, PHOENIX, AZ 85032-4855
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
20 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 3, 2023
—
Acomas House LLC
Kevin Maftean
Quit Claim Deed
related
—
Apr 7, 2022
$650,000
Kevin Maftean
Comfy Villas LLC
Warranty Deed
—
Apr 7, 2022
—
Maria Maftean
Costica Maftean
Intrafamily Transfer
related
—
Jan 21, 2020
—
Comfy Villas LLC
—
Deed
related
$290,939 · First Citizens Bank & Trust Co
Jul 18, 2018
—
Comfy Villas LLC
Karandish,kaveh
Quit Claim Deed
related
—
Jun 20, 2018
$490,000
Kaveh Karandish
Pinnacle Bank Of Arizona
Warranty Deed
$294,000 · Citadel Svcng Corp
Mar 7, 2018
$490,000
Pinnacle Bank Of Arizona
Mcdonald Leonard J|vr Industries INC
Trustees Deed
related
—
Nov 15, 2017
—
Mark A Weary
Vr Industries INC
Quit Claim Deed
related
—
Aug 7, 2015
$672,500
Vr Industries INC
Rod Chern
Warranty Deed
$550,000 · Pinnacle Bank
Mar 4, 2011
$265,000
Rod Chern
Dino Curovac
Warranty Deed
$258,282 · Homeowners Financial Group USA LLC
Oct 17, 2007
—
Dino Curovac
Curovac,dino
Quit Claim Deed
related
—
Jul 9, 2004
—
Dino Curovac
Curovac,dino
Quit Claim Deed
related
—
Jun 10, 2004
—
Dino Curovac
Curovac,dino
Quit Claim Deed
related
—
May 26, 2004
$590,000
Dino Curovac
Marchis,virgil L & Gabrielle
Grant Deed
$472,000 · American Mortgage Express Fina
Feb 26, 2003
—
Gabrielle Marchis
Marchis,gabrielle
Quit Claim Deed
related
—
Oct 2, 2002
$227,000
Garbrielle Marchis
Witt,gary A
Grant Deed
$192,950 · Worth Funding INC
Nov 24, 1993
$126,500
Gary A Witt
Goerke
Grant Deed
$129,000 · Inland Mortgage Service
—
—
Rod Chern
—
Deed Of Trust
related
$258,282 · Dennis L SR Kennedy
—
—
Gabrielle Marchis
—
Deed Of Trust
related
$297,000 · Argent Mortgage Co LLC
—
—
Gary A Witt
—
Deed Of Trust
related
$39,617 · Mbna America 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.
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