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Property profile & analytics
OFF-MARKET
Estimated value
$595,000
Assisted living facilities
5971 Lone Cactus Dr, Glendale, AZ 85308-6360
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US07-2288978
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1994
Construction
FRAME
Total area
1,874 SF
Lot
0.18 ac (7,759 SF)
Zoning code
R1-6
APN
231-16-032
UPID
US07-2288978
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
-
Loyale assisted living LLC Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$587k
Blend (final)
Blend
$595k
Owner & transaction history
Alin I Rau · 1 yrs held
Alin I Rau
since 2025
Last sale
$30,000
7 recorded transactions
Zoning & alternative use
R1-6 · Glendale, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$820,000
+66.7%
Commercial (general)
$575,000
+16.6%
Neighborhood: shopping center
$540,000
+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)
$495,000
Current use
AUTO REPAIR, GARAGE
$820,000
Change: +67% · Conversion: Difficult
COMMERCIAL (GENERAL)
$575,000
Change: +17% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$540,000
Change: +10% · Conversion: Difficult
RETAIL STORES
$500,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$595k
Range $536k – $655k · ±10% · vs last sale $30k (Mar 1 2023)
Last sale anchor
$30k
Mar 1 2023
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
$318 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$2,878
Tax year 2022
Assessed value
$46,130
Assessed 2024
Previous assessed
$38,850
+18.7% YoY
Effective rate
6.24%
On assessed value
Land market value
$92,200
Improvement market value
$369,100
Total market value
$461,300
Applied tax rate
970,700.0000
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
1994
Construction
FRAME
Heating
YES
Cooling
REFRIGERATOR
Stories
1
Rooms
8
Bathrooms
3
Total area
1,874 SF
Lot
0.18 ac (7,759 SF)
Zoning code
R1-6
APN
231-16-032
UPID
US07-2288978
Jurisdiction
MARICOPA
Zoning & alternative use
R1-6 · Glendale, AZ
Zoning R1-6 · permitted uses
R1-6 · 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
$495,000
AUTO REPAIR, GARAGE
Est. value
$820,000
COMMERCIAL (GENERAL)
Est. value
$575,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$540,000
RETAIL STORES
Est. value
$500,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1994
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Rooms
8
Bathrooms
3
Lot
0.18 ac
Current owner
From public records · entity-resolved
Alin I Rau
Individual
Mailing address
5971 W LONE CACTUS DR, GLENDALE, AZ 85308-6360
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 4, 2025
—
Alin I Rau
Ramona Rau
Deed
related
—
Mar 1, 2023
—
Alin I Rau
Ramona Rau
Beneficiary Deed
related
—
Jun 17, 2015
$30,000
Ramona Rau
Sargent William C & Charlene
Grant Deed
—
Sep 20, 2010
$172,000
William C Sargent JR.
Muresan,ioan G
Warranty Deed
$137,600 · Vip Mortgage LLC
Jun 27, 2006
—
Ioan G Muresan
Popa,otilia
Quit Claim Deed
related
—
Mar 17, 2005
$292,500
Otilia Popa
Csus,lucaks & Viorica
Warranty Deed
$234,000 · First Magnus Financial Corp
Aug 28, 2001
$186,000
Lucaks Csus
Jacot,james A & Deborah A
Grant Deed
—
Jul 20, 1998
—
James A Jacot
Jacot,james A
Quit Claim Deed
related
$125,000 · North American Mortgage
Feb 17, 1995
—
Residential Sales Forecast
Forecast Group LP
Quit Claim Deed
related
—
Feb 17, 1995
$146,753
Jacot,james A
Forecast Residential
Trustees Deed
$131,800
—
—
Ioan G Muresan
—
Deed Of Trust
related
$306,500 · Countrywide 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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