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Property profile & analytics
OFF-MARKET
Estimated value
$905,000
Assisted living facilities
5505 6th St Phoenix, AZ 85012-1308
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US07-1776493
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1959
Construction
CONCRETE BLOCKS
Total area
4,311 SF
Lot
0.35 ac (15,150 SF)
Zoning code
R1-10
APN
162-35-055
UPID
US07-1776493
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
$1.15M
Blend (final)
Blend
$905k
Owner & transaction history
Robert G Alsbury · 3 yrs held
Robert G Alsbury
since 2022
Last sale
$895,000
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
Retail stores
$1.3M
+31.5%
Medical building
$1.1M
+17.2%
Warehouse, storage
$1.1M
+14.6%
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
$925,000
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)
$975,000
Current use
RETAIL STORES
$1,285,000
Change: +32% · Conversion: Difficult
MEDICAL BUILDING
$1,145,000
Change: +17% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,120,000
Change: +15% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,095,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$905k
Range $815k – $996k · ±10% · vs last sale $895k (Nov 30 2022)
Last sale anchor
$895k
Nov 30 2022
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
$210 / 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
$6,412
Tax year 2023
Assessed value
$106,230
Assessed 2024
Previous assessed
$91,680
+15.9% YoY
Effective rate
6.04%
On assessed value
Land market value
$212,400
Improvement market value
$849,900
Total market value
$1,062,300
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
1959
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
REFRIGERATOR
Stories
1
Rooms
10
Total area
4,311 SF
Lot
0.35 ac (15,150 SF)
Zoning code
R1-10
APN
162-35-055
UPID
US07-1776493
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
$975,000
RETAIL STORES
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
1959
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
Yes
Stories
1
Rooms
10
Lot
0.35 ac
Current owner
From public records · entity-resolved
Robert G Alsbury
Individual
Mailing address
5505 N 6TH ST, PHOENIX, AZ 85012-1308
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
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
Nov 30, 2022
—
Robert G Alsbury
Mark T Pregont
Intrafamily Transfer
related
—
Apr 9, 2020
$895,000
Robert G Alsbury
Mrw Equity LLC
Warranty Deed
$510,000 · Paramount Residential Mortgage Grou
May 21, 2019
$500,000
Mrw Equity LLC
Troubadours Ents INC
Warranty Deed
$404,000 · Andersen Invs Psp
May 8, 2018
—
Troubadours Ents INC
—
Trustees Deed
related
$50,000 · Solutions Invested LLC
Dec 28, 2017
—
Troubadours Ents INC
Cit Bk NA
Grant Deed
$467,379 · Rcn Cap
Jun 12, 2017
$564,741
Cit Bk
Sherman Jason P|davis,patrick B
Trustees Deed
related
—
Apr 14, 2017
$568,798
Cit Bk
Sherman Jason P|davis,patrick B
Trustees Deed
related
—
Apr 10, 2017
—
Patrick B Davis
Davis,patrick B
Quit Claim Deed
related
—
Apr 18, 2007
$600,000
Patrick B Davis
Angela Shoemaker
Warranty Deed
—
Mar 29, 2006
$769,000
Angela Shoemaker
Singh,surjit
Warranty Deed
$615,200 · Bear Stearns Resid'l Mtg Corp
Feb 9, 2004
—
Surjit Singh
Kaur,narinderjit
Grant Deed
related
$424,000 · Rbc Mortgage Co
May 9, 2003
—
Surjit Singh
Vermani,paul S
Quit Claim Deed
related
$344,000 · Concord Mortgage
Mar 7, 2002
$430,000
Paul S Vermani
Salazar,gustavo
Grant Deed
$310,213 · Gustavo Salazar
Mar 15, 1999
—
Gustavo Salazar
Robinson,curtis R
Quit Claim Deed
related
$259,200 · Mortgage Outlet
Dec 29, 1997
—
Gustavo Salazar
Gustavo Salazar
Quit Claim Deed
related
—
Jan 27, 1997
—
Gustavo Salazar
Gustavo Salazar
Quit Claim Deed
related
—
Nov 14, 1996
$250,000
Salazar,gustavo
Sally Sanzone
Trustees Deed
$200,000 · American Finance
May 17, 1996
$220,000
Sanzone,sally
Walker Trust
Trustees Deed
$132,000 · Miner Kennedy Associates INC
Apr 29, 1988
$5,000
Claire U Walker
—
Deed Of Trust
related
—
—
—
Patrick B Davis
—
Loan Modification
related
$552,090 · Cit Bk
—
—
Gustavo Salazar
—
Deed Of Trust
related
$207,600 · American Finance
—
—
Gustavo Salazar
—
Deed Of Trust
related
$37,500 · Omaha State Bank
—
—
Sally Sanzone
—
Deed Of Trust
related
$44,000 · Walker Trust
—
—
Troubadours Ents INC
—
Deed Of Trust
related
$40,000 · O'connor James
—
—
Gustavo Salazar
—
Deed Of Trust
related
$312,000 · Express Capital Lending
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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