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Property profile & analytics
OFF-MARKET
Estimated value
$24,160,000
Assisted living facilities
590 Gilbert Rd Gilbert, AZ 85296-2202
Entity Owned
14-yr Hold
~
Est. High Equity
Property ID
US07-0853061
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2007
Construction
STEEL FRAME
Total area
73,311 SF
Lot
4.17 ac (181,717 SF)
Zoning code
GC
APN
302-32-984
UPID
US07-0853061
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
$24.07M
Blend (final)
Blend
$24.16M
Owner & transaction history
Gilbert Az Senior Living Owner LLC · 14 yrs held
Gilbert Az Senior Living Owner LLC
since 2012
5 recorded transactions
Zoning & alternative use
GC · Gilbert, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$32.6M
+88.1%
Retail stores
$26.9M
+55.6%
Neighborhood: shopping center
$26.7M
+54.2%
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 Gilbert submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gilbert 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)
$17,300,000
Current use
AUTO REPAIR, GARAGE
$32,550,000
Change: +88% · Conversion: Difficult
RETAIL STORES
$26,915,000
Change: +56% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$26,680,000
Change: +54% · Conversion: Difficult
MEDICAL BUILDING
$18,735,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$24.16M
Range $21.74M – $26.58M · ±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
$330 / 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
$145,997
Tax year 2023
Assessed value
$3,080,742
Assessed 2024
Previous assessed
$2,530,670
+21.7% YoY
Effective rate
4.74%
On assessed value
Land market value
$1,567,600
Improvement market value
$29,239,824
Total market value
$30,807,424
Applied tax rate
410,600.0000
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
2007
Construction
STEEL FRAME
Heating
PACKAGE
Cooling
YES
Buildings
2
Stories
3
Total area
73,311 SF
Lot
4.17 ac (181,717 SF)
Zoning code
GC
APN
302-32-984
UPID
US07-0853061
Jurisdiction
MARICOPA
Zoning & alternative use
GC · Gilbert, AZ
Zoning GC · permitted uses
GC · Gilbert, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gilbert. 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
$17.3M
AUTO REPAIR, GARAGE
Est. value
$32.6M
RETAIL STORES
Est. value
$26.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$26.7M
MEDICAL BUILDING
Est. value
$18.7M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
2007
Construction
STEEL FRAME
Heating
PACKAGE
Cooling
Yes
Stories
3
Buildings
2
Lot
4.17 ac
Current owner
From public records · entity-resolved
Gilbert Az Senior Living Owner LLC
Entity
Mailing address
7902 WESTPARK DR, MCLEAN, VA 22102-4202
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 12, 2019
—
Welltower Propco Group Borrower LLC
—
Deed
related
$238,250,000 · Cbre Multifamily Capital INC
Jul 3, 2012
—
Gilbert Az Senior Living Owner LLC
Chtsun Two Gilbert Az Senior Living
Special Warranty Deed
—
Oct 1, 2007
$2,452,882
Metsun Two Gilbert Az Senior Living
Gilbert Az Senior Living LLC
Special Warranty Deed
—
—
—
Az Senior Living Owner Gilbert
—
Deed Of Trust
related
$17,061,000 · Prudential Insurance Co
—
—
Az Senior Living Owner Gilbert
—
Deed Of Trust
related
$107,939,000 · Prudential Insurance Co
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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