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Property profile & analytics
OFF-MARKET
Estimated value
$680,000
Assisted living facilities
5006 Justica St, Cave Creek, AZ 85331-2911
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US07-2886810
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1996
Construction
FRAME
Total area
3,461 SF
Lot
0.28 ac (12,348 SF)
Zoning code
R-10
APN
211-63-299
UPID
US07-2886810
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
$929k
Blend (final)
Blend
$680k
Owner & transaction history
Constantin Nedelcu · 4 yrs held
Constantin Nedelcu
since 2021
Last sale
$680,000
7 recorded transactions
Zoning & alternative use
R-10 · Cave Creek, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$880,000
+7.9%
Office building
$830,000
+1.3%
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 Cave Creek submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cave Creek 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
$685,000
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)
$815,000
Current use
MEDICAL BUILDING
$880,000
Change: +8% · Conversion: Difficult
OFFICE BUILDING
$830,000
Change: +1% · Conversion: Difficult
WAREHOUSE, STORAGE
$710,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$680k
Range $612k – $748k · ±10% · vs last sale $680k (Nov 4 2021)
Last sale anchor
$680k
Nov 4 2021
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
$196 / 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
$3,594
Tax year 2023
Assessed value
$84,180
Assessed 2024
Previous assessed
$69,670
+20.8% YoY
Effective rate
4.27%
On assessed value
Land market value
$168,300
Improvement market value
$673,500
Total market value
$841,800
Applied tax rate
931,300.0000
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
1996
Construction
FRAME
Heating
YES
Cooling
REFRIGERATOR
Stories
1
Rooms
8
Bathrooms
3
Total area
3,461 SF
Lot
0.28 ac (12,348 SF)
Zoning code
R-10
APN
211-63-299
UPID
US07-2886810
Jurisdiction
MARICOPA
Zoning & alternative use
R-10 · Cave Creek, AZ
Zoning R-10 · permitted uses
R-10 · Cave Creek, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Cave Creek. 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
$815,000
MEDICAL BUILDING
Est. value
$880,000
OFFICE BUILDING
Est. value
$830,000
WAREHOUSE, STORAGE
Est. value
$710,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
OFFICE BUILDING
WAREHOUSE, STORAGE
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
8
Bathrooms
3
Lot
0.28 ac
Current owner
From public records · entity-resolved
Constantin Nedelcu
Individual
Mailing address
5006 E JUSTICA ST, CAVE CREEK, AZ 85331-2911
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
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
Dec 2, 2021
—
Desert Willow Assisted Living LLC
—
Deed
related
$345,000 · Goldwater Bank NA
Nov 4, 2021
$680,000
Constantin Nedelcu
Maria Barbu
Warranty Deed
$345,000 · Goldwater Bank NA
Nov 4, 2021
—
Constantin Nedelcu
—
Deed
related
$62,000 · Maria Barbu
Jan 6, 2006
$680,000
Maria Johnson
Dunlap,john P & Sandra R
Warranty Deed
$544,000 · Universal Savings Bank
Apr 1, 1996
$230,000
U D C Homes INC
Suncor Development Co
Trustees Deed
$150,000,000 · Bank One NA
—
—
Maria Johnson
—
Deed Of Trust
related
$615,323 · Aurora Loan Services LLC
—
—
John P Dunlap
—
Deed Of Trust
related
$232,900 · Ge Capital Mortgage Service
—
—
John P Dunlap
—
Deed Of Trust
related
$235,200 · Bank Of America Fsb
—
—
John P Dunlap
—
Deed Of Trust
related
$290,000 · Comunity Lending INC
—
—
John P Dunlap
—
Deed Of Trust
related
$110,000 · Bank One NA
—
—
John P Dunlap
—
Deed Of Trust
related
$62,500 · Bank Of America
—
—
John P Dunlap
—
Deed Of Trust
related
$38,500 · Gmac Mortgage Corp
—
—
Maria Johnson
—
Deed Of Trust
related
$622,428 · Nationstar Mortgage LLC
—
—
John P Dunlap
—
Deed Of Trust
related
$296,000 · Gmac Mortgage Corp
—
—
North American Title Trust 1050
—
Deed Of Trust
related
—
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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