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Property profile & analytics
OFF-MARKET
Estimated value
$1,050,000
Assisted living facilities
5301 6th St Phoenix, AZ 85012-1451
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US07-3175777
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1950
Construction
CONCRETE BLOCKS
Total area
3,208 SF
Lot
0.43 ac (18,931 SF)
Zoning code
R1-10
APN
162-21-014
UPID
US07-3175777
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
$1.05M
Blend (final)
Blend
$1.05M
Owner & transaction history
Ccal Holdings LLC · 8 yrs held
Ccal Holdings LLC
since 2017
7 recorded transactions
Zoning & alternative use
R1-10 · Phoenix, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of R1-10 is to foster the creation of living areas which can assist the establishment of stable, functional neighborhoods and an established pattern of living in this metropolitan area reflects a tradition of single family occupied dwellings which also emphasize outdoor living
Zone name
Single Family Residence
General category
RESIDENTIAL
Zone area
23,693.90 ac
Source
Realmo
Top alternative use upside
Auto repair, garage
$1.4M
+86.5%
Retail stores
$955,000
+31.5%
Medical building
$850,000
+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
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)
$725,000
Current use
AUTO REPAIR, GARAGE
$1,355,000
Change: +87% · Conversion: Difficult
RETAIL STORES
$955,000
Change: +32% · Conversion: Difficult
MEDICAL BUILDING
$850,000
Change: +17% · Conversion: Difficult
WAREHOUSE, STORAGE
$835,000
Change: +15% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$815,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$1.05M
Range $945k – $1.16M · ±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
$327 / 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
$6,355
Tax year 2023
Assessed value
$103,220
Assessed 2024
Previous assessed
$89,170
+15.8% YoY
Effective rate
6.16%
On assessed value
Land market value
$206,400
Improvement market value
$825,800
Total market value
$1,032,200
Applied tax rate
381,300.0000
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
1950
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
REFRIGERATOR
Stories
1
Rooms
9
Bathrooms
3
Total area
3,208 SF
Lot
0.43 ac (18,931 SF)
Zoning code
R1-10
APN
162-21-014
UPID
US07-3175777
Jurisdiction
MARICOPA
Zoning & alternative use
R1-10 · Phoenix, AZZoning 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
Zoning description
The purpose of R1-10 is to foster the creation of living areas which can assist the establishment of stable, functional neighborhoods and an established pattern of living in this metropolitan area reflects a tradition of single family occupied dwellings which also emphasize outdoor living
Zone name
Single Family Residence
General category
RESIDENTIAL
Zone area
23,693.90 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$725,000
AUTO REPAIR, GARAGE
Est. value
$1.4M
RETAIL STORES
Est. value
$955,000
MEDICAL BUILDING
Est. value
$850,000
WAREHOUSE, STORAGE
Est. value
$835,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$815,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
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
1950
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
Yes
Stories
1
Rooms
9
Bathrooms
3
Lot
0.43 ac
Current owner
From public records · entity-resolved
Ccal Holdings LLC
Entity
Mailing address
5844 N 2ND AVE, PHOENIX, AZ 85013-1536
Ownership since
2017
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
Dec 15, 2017
—
Ccal Holdings LLC
Kimmel,jamie J
Trustees Deed
related
$1,568,911 · First Int'l Bk
Sep 8, 2016
$650,000
Matthew L Schaub
Seco Enterprises LLC
Warranty Deed
$630,000 · Equitable Home Mortgage INC
May 12, 2016
$375,000
Seco Enterprises LLC
Eliyahu Ickovic
Warranty Deed
$417,500 · Lendinghome Funding Corp
Mar 14, 2016
$310,000
Eliyahu Ickovic
Sun,joseph L
Warranty Deed
$374,000 · Private Individual
Mar 14, 2016
—
Joseph L Sun
Sun,nilda
Affidavit Of Death
related
—
Dec 30, 1991
$140,000
Joseph Sun
Combs
Grant Deed
$112,000 · Mellon Financial Service Corp
—
—
Joseph L Sun
—
Deed Of Trust
related
$240,000 · M & I Marshall & Isley Bank
—
—
Joseph L Sun
—
Deed Of Trust
related
$50,000 · M & I Thunderbird 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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