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Property profile & analytics
OFF-MARKET
Estimated value
$965,000
Assisted living facilities
5452 Fallen Leaf Ln, Glendale, AZ 85310-2932
Entity Owned
~
Est. High Equity
Property ID
US07-1417005
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1995
Construction
FRAME
Total area
4,513 SF
Lot
0.44 ac (19,176 SF)
Zoning code
R1-18
APN
201-11-315
UPID
US07-1417005
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
-
Northwood Glen Assisted Living LLC Nursing Home Retirement Community
-
Cobra Hardwood Flooring Carpet & Flooring Store Hardware & Home Improvement
-
Cobra Flooring General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$957k
Blend (final)
Blend
$965k
Owner & transaction history
Frumoselu Investment LLC
Frumoselu Investment LLC
since 2025
7 recorded transactions
Zoning & alternative use
R1-18 · Glendale, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.4M
+21.8%
Commercial (general)
$1.4M
+16.6%
Neighborhood: shopping center
$1.3M
+9.9%
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 Glendale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Glendale 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)
$1,185,000
Current use
OFFICE BUILDING
$1,445,000
Change: +22% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,385,000
Change: +17% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,305,000
Change: +10% · Conversion: Difficult
RETAIL STORES
$1,200,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$1,035,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$965k
Range $869k – $1.06M · ±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
$214 / 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
$4,287
Tax year 2023
Assessed value
$70,060
Assessed 2024
Previous assessed
$63,580
+10.2% YoY
Effective rate
6.12%
On assessed value
Land market value
$140,100
Improvement market value
$560,500
Total market value
$700,600
Applied tax rate
971,300.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1995
Construction
FRAME
Heating
YES
Cooling
REFRIGERATOR
Stories
1
Rooms
8
Bathrooms
3
Total area
4,513 SF
Lot
0.44 ac (19,176 SF)
Zoning code
R1-18
APN
201-11-315
UPID
US07-1417005
Jurisdiction
MARICOPA
Zoning & alternative use
R1-18 · Glendale, AZ
Zoning R1-18 · permitted uses
R1-18 · Glendale, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Glendale. 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
$1.2M
OFFICE BUILDING
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
RETAIL STORES
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.0M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
MEDICAL 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
1995
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Rooms
8
Bathrooms
3
Lot
0.44 ac
Current owner
From public records · entity-resolved
Frumoselu Investment LLC
Entity
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
25 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 22, 2025
$1,840,034
Frumoselu Investment LLC
Leni Investments LLC
Warranty Deed
$1,200,000 · Lm2 Investment Group LLC
Apr 4, 2025
—
Lleni Investments LLC
Daniel Budure
Warranty Deed
—
Dec 27, 2023
—
Budure Investment LLC
Daniel Budure
Intrafamily Transfer
related
—
Jan 2, 2020
—
Daniel Budure
—
Deed
related
$244,850 · Truwest Cu
Jan 11, 2012
$200,000
Daniel Budure
Figueroa,matthew P
Warranty Deed
$194,930 · Prime Lending INC
Nov 10, 2011
—
Matthew P Figueroa
Leaf Figueroa F Trust
Quit Claim Deed
—
Jul 11, 2011
—
Leaf Figueroa F Trust
Figueroa,matthew P
Quit Claim Deed
—
Jun 28, 2006
$469,000
Matthew P Figueroa
Cores,diann
Warranty Deed
$375,200 · Argent Mortgage Co
Mar 8, 2005
$389,000
Diann Cores
Thomas R Sydlowski
Warranty Deed
$58,350 · The Advantage Mortgage Group INC
Jun 24, 2004
—
Sydlowski,tr
Sydlowski,thomas R & Magdalene J
Quit Claim Deed
related
—
Jun 23, 2004
—
Thomas R Sydlowski
Sydlowski,thomas R
Quit Claim Deed
related
$10,000 · Sunwest FCU
Sep 17, 2002
—
Sydlowski,tr
Sydlowski,thomas & Magdalene
Quit Claim Deed
related
—
Feb 3, 1999
$236,000
Thomas Sydlowski
Karalow,paul & Patricia
Grant Deed
$120,000 · Choice One Mortgage
Feb 27, 1998
—
Paul Karalow
Tribble,arlene C
Grant Deed
$198,000 · Hart West Financial INC
Jul 27, 1995
—
Del Webb's Coventry Homes INC
Del Construction Co
Quit Claim Deed
related
—
Jul 27, 1995
$189,797
Karalow,paul & Patricia
Del INC
Trustees Deed
$180,250 · Fairmount Mortgage INC
Dec 17, 1993
$1,413,600
Coventry Homes Const C Del Webbs
Northwood Glen I
Grant Deed
—
Nov 13, 1991
—
Glen I Northwood
Brighton Dev
Grant Deed
related
—
—
—
Daniel Budure
—
Deed Of Trust
related
$244,850 · Truwest Cu
—
—
Paul Karalow
—
Deed Of Trust
related
$26,163
—
—
Matthew P Figueroa
—
Deed Of Trust
related
$415,000 · Ft Financial
—
—
Thomas R Sydlowski
—
Deed Of Trust
related
$105,000 · Gmac Mortgage Corp
—
—
Matthew P Figueroa
—
Deed Of Trust
related
$414,000 · F T Financial INC
—
—
Thomas Sydlowski
—
Deed Of Trust
related
$25,000 · Sunwest FCU
—
—
Paul Karalow
—
Deed Of Trust
related
$198,000 · Hart West Financial INC
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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