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Property profile & analytics
FOR LEASE
Assisted living facilities
5825 W Indian School Rd Phoenix, AZ 85031
Entity Owned
3-yr Hold
Property ID
US07-1252093
For Lease
1 / 3
$3,335,000
5825 W Indian School Rd, Phoenix, AZ 85031
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Property summary
AI-generated overview
Plaza 59, located at 5825 W Indian School Rd in Phoenix, Arizona (zip code 85031), presents a compelling opportunity for retail businesses seeking space in a vibrant Maricopa County location. This multi-tenant retail property offers three available spaces, ranging in size from a comfortable 1,100 square feet to a more expansive 3,062 square feet. The flexible space options cater to a variety of retail concepts, allowing businesses to select the size best suited to their operational needs. The property's address on West Indian School Road ensures high visibility and accessibility, benefiting from significant foot traffic and convenient access for customers. The precise latitude and longitude coordinates are 33.49456240767439, -112.18539476203664, providing further location specificity for interested parties. This is an excellent chance to establish or expand a retail presence in a thriving Phoenix neighborhood. The property type is classified as retail, and the tenancy is multiple, indicating a diverse and potentially synergistic environment for businesses. Further details regarding lease terms and conditions are available upon request.
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2001
Construction
STEEL FRAME
Total area
8,863 SF
Lot
0.81 ac (35,280 SF)
Zoning code
R1-10
APN
128-32-028
UPID
US07-1252093
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
-
Ria Money Transfer - Tienda Santaneca Bank Credit Union
-
Tienda Santa Neca Grocery & Convenience Store Food Market
-
Chateaux at Arcadia Assisted Living Nursing Home Retirement Community
-
Mayte Alterations (Bike/Boat/Book/etc) Store
-
The Chateaux Assisted Living by MD Senior Living Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.14M
Blend (final)
Blend
$3.34M
Owner & transaction history
Chateux Arcadia LLC · 3 yrs held
Chateux Arcadia LLC
since 2022
Last sale
$3.3M
7 recorded transactions
Zoning & alternative use
R1-10 · Phoenix, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.7M
+135.7%
Auto repair, garage
$3.7M
+86.5%
Office building
$3.6M
+78.8%
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
$3,400,000
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)
$2,010,000
Current use
RESTAURANT
$4,735,000
Change: +136% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,745,000
Change: +87% · Conversion: Difficult
OFFICE BUILDING
$3,590,000
Change: +79% · Conversion: Difficult
RETAIL STORES
$2,640,000
Change: +32% · Conversion: Difficult
MEDICAL BUILDING
$2,355,000
Change: +17% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,300,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$3.34M
Range $3.27M – $3.34M · vs last sale $3.30M (Sep 19 2022)
Last sale anchor
$3.30M
Sep 19 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
$376 / 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
$11,579
Tax year 2023
Assessed value
$198,196
Assessed 2024
Previous assessed
$194,810
+1.7% YoY
Effective rate
5.84%
On assessed value
Land market value
$696,800
Improvement market value
$1,285,163
Total market value
$1,981,963
Applied tax rate
481,300.0000
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
For Lease
Year built
2001
Construction
STEEL FRAME
Heating
PACKAGE
Cooling
YES
Buildings
2
Stories
1
Total area
8,863 SF
Lot
0.81 ac (35,280 SF)
Zoning code
R1-10
APN
128-32-028
UPID
US07-1252093
Jurisdiction
MARICOPA
Zoning & alternative use
R1-10 · Phoenix, AZ
Zoning 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
Phoenix. 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
$2.0M
RESTAURANT
Est. value
$4.7M
AUTO REPAIR, GARAGE
Est. value
$3.7M
OFFICE BUILDING
Est. value
$3.6M
RETAIL STORES
Est. value
$2.6M
MEDICAL BUILDING
Est. value
$2.4M
WAREHOUSE, STORAGE
Est. value
$2.3M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
MEDICAL 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
2001
Construction
STEEL FRAME
Heating
PACKAGE
Cooling
Yes
Stories
1
Buildings
2
Lot
0.81 ac
Current owner
From public records · entity-resolved
Chateux Arcadia LLC
Entity
Mailing address
9375 E SHEA BLVD STE #100, SCOTTSDALE, AZ 85260-6986
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 10, 2025
—
Chateaux Arcadia LLC
—
Deed
related
$1,500,000 · Trident Income Fund LLC
Sep 19, 2022
$3,300,000
Chateux Arcadia LLC
5825 Holdings LP
Special Warranty Deed
$2,310,000 · Firstbank
Jul 31, 2019
—
5825 Holdings LP
—
Deed
related
$1,850,000 · Firstbank
Oct 24, 2017
$2,150,000
Chateau At Arcadia LP
Jbm Holdings LLC
Grant Deed
$1,612,500 · Firstbank
Jun 22, 2017
—
Melodee A Weston
Wcp INC
Quit Claim Deed
related
—
Jun 22, 2017
$1,100,000
Jbm Holdings LLC
Peters Walter C
Grant Deed
$1,296,568 · Frank West Capital LLC
Feb 8, 2007
—
Wcp INC
Peters,walter C
Warranty Deed
—
Jul 28, 1995
$35,000
Walter C Peters
J & C Builders INC
Grant Deed
—
—
—
5825 Holdings LP
—
Deed Of Trust
related
$1,850,000 · Firstbank
—
—
Walter C Peters
—
Deed Of Trust
related
$850,000 · Western Security 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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