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Property profile & analytics
OFF-MARKET
Estimated value
$1,070,000
Assisted living facilities
5420 Karen Dr, Scottsdale, AZ 85254-8205
Individually Owned
2-yr Hold
Property ID
US07-1723074
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1993
Construction
FRAME
Total area
2,736 SF
Lot
0.35 ac (15,337 SF)
Zoning code
R1-10
APN
215-66-525
UPID
US07-1723074
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
-
Compassionate Manor Assisted Living Nursing Home Retirement Community
-
Comfort Home LLC Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.07M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.07M
Owner & transaction history
Sumeet Kaur · 2 yrs held
Sumeet Kaur
since 2024
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
R1-10 · Scottsdale, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.3M
+133.1%
Retail stores
$1.3M
+119.5%
Auto repair, garage
$1.1M
+96.4%
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 Scottsdale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Scottsdale 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
$1,070,000
ML approach
$1,070,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,340,000
Change: +133% · Conversion: Difficult
RETAIL STORES
$1,260,000
Change: +120% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,125,000
Change: +96% · Conversion: Difficult
MEDICAL BUILDING
$955,000
Change: +67% · Conversion: Difficult
OFFICE BUILDING
$790,000
Change: +37% · Conversion: Difficult
Blend value · Realmo final
$1.07M
Range $963k – $1.18M · ±10% · vs last sale $1.07M (Feb 8 2024)
Last sale anchor
$1.07M
Feb 8 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
$391 / 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
$4,190
Tax year 2023
Assessed value
$77,250
Assessed 2024
Previous assessed
$62,650
+23.3% YoY
Effective rate
5.42%
On assessed value
Land market value
$154,500
Improvement market value
$618,000
Total market value
$772,500
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
1993
Construction
FRAME
Heating
YES
Cooling
REFRIGERATOR
Stories
1
Rooms
9
Bathrooms
3
Total area
2,736 SF
Lot
0.35 ac (15,337 SF)
Zoning code
R1-10
APN
215-66-525
UPID
US07-1723074
Jurisdiction
MARICOPA
Zoning & alternative use
R1-10 · Scottsdale, AZ
Zoning R1-10 · permitted uses
R1-10 · Scottsdale, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Scottsdale. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$1.3M
RETAIL STORES
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$955,000
OFFICE BUILDING
Est. value
$790,000
COMMERCIAL (GENERAL)
RETAIL STORES
AUTO REPAIR, GARAGE
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
1993
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Rooms
9
Bathrooms
3
Lot
0.35 ac
Current owner
From public records · entity-resolved
Sumeet Kaur
Individual
Mailing address
1742 W LYNX WAY, CHANDLER, AZ 85248-5425
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
21 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 8, 2024
$1,070,000
Sumeet Kaur
Comforts House LLC
Warranty Deed
$749,000 · Oaktree Funding Corp
Feb 8, 2024
—
Sumeet Kaur
Rahul Vohra
Deed
—
Feb 3, 2023
—
Comforts House LLC
Comfort Home Assisted Living LLC
Quit Claim Deed
related
—
Jun 21, 2019
—
Comfort Hm Assisted Living LLC
Maftean,costica & Maria
Warranty Deed
$342,000 · Bank Of The West
Mar 31, 2014
$490,000
Costica Maftean
Iovin,mariana D
Warranty Deed
$375,000 · Mariana D I Iovin
Aug 28, 2013
—
Iovin,mariana D Trust
Iovin Family Trust
Quit Claim Deed
related
$374,200 · Nationstar Mortgage LLC
Mar 8, 2011
—
Iovin Family Trust
Iovin,ionel D & Mariana D
Quit Claim Deed
related
—
Aug 21, 2008
$415,000
Mariana Iovin
Gerald H Leighton
Joint Tenancy Deed
related
$394,250 · Citimortgage INC
May 21, 2004
$360,000
Gerald H Leighton
Steidl,mitch P & Karen M
Grant Deed
$288,000 · Fieldstone Mortgage Co
Aug 17, 1998
$200,000
Mitch P Steidl
Capital Realty Services INC
Grant Deed
$203,000 · Phh Us Mortgage
Jun 9, 1998
$167,501
Capital Realty Services INC
Fontenot,kathy M
Trustees Deed
related
—
Oct 7, 1993
—
Homes Arizona L P Shea
Shea Homes L P
Quit Claim Deed
related
—
Oct 7, 1993
$158,044
Fontenot,kathy M
Shea Homes Az L
Trustees Deed
$150,100 · Banc One Mortgage Corp
—
—
Kathy M Fontenot
—
Deed Of Trust
related
$10,001 · First Interstate Mortgage Co
—
—
Mitch P Steidl
—
Deed Of Trust
related
$60,000 · Provident Savings Bank
—
—
Karen M Steidl
—
Deed Of Trust
related
$188,000 · Greenpoint Mortgage Funding
—
—
Mitch P Steidl
—
Deed Of Trust
related
$213,500 · Eagle National Bank
—
—
Gerald L Leighton
—
Deed Of Trust
related
$444,000 · Greenpoint Mortgage Funding
—
—
Gerald L Leighton
—
Deed Of Trust
related
$444,000 · Greenpoint Mortgage Funding
—
—
Kathy M Fontenot
—
Deed Of Trust
related
$14,736 · Rondo Pools INC
—
—
Costica Maftean
—
Deed Of Trust
related
$375,000 · Mariana D I Lovin
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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