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Property profile & analytics
OFF-MARKET
Estimated value
$560,000
Assisted living facilities
6134 Beverly Ln, Glendale, AZ 85306-1716
Individually Owned
4-yr Hold
Property ID
US07-0449991
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1987
Construction
CONCRETE BLOCKS
Total area
2,341 SF
Lot
0.22 ac (9,366 SF)
Zoning code
R-6
APN
200-98-133
UPID
US07-0449991
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
-
Golden Age Care Home Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$562k
Blend (final)
Blend
$560k
Owner & transaction history
Steven Koghan · 4 yrs held
Steven Koghan
since 2021
Last sale
$450,000
7 recorded transactions
Zoning & alternative use
R-6 · Glendale, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$750,000
+21.8%
Commercial (general)
$720,000
+16.6%
Neighborhood: shopping center
$675,000
+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
$555,000
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)
$615,000
Current use
OFFICE BUILDING
$750,000
Change: +22% · Conversion: Difficult
COMMERCIAL (GENERAL)
$720,000
Change: +17% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$675,000
Change: +10% · Conversion: Difficult
RETAIL STORES
$620,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$525,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$560k
Range $504k – $616k · ±10% · vs last sale $450k (Dec 22 2021)
Last sale anchor
$450k
Dec 22 2021
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
$239 / 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
$1,784
Tax year 2022
Assessed value
$41,180
Assessed 2024
Previous assessed
$36,530
+12.7% YoY
Effective rate
4.33%
On assessed value
Land market value
$82,300
Improvement market value
$329,500
Total market value
$411,800
Applied tax rate
110,700.0000
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
1987
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
REFRIGERATOR
Stories
1
Rooms
8
Bathrooms
2
Total area
2,341 SF
Lot
0.22 ac (9,366 SF)
Zoning code
R-6
APN
200-98-133
UPID
US07-0449991
Jurisdiction
MARICOPA
Zoning & alternative use
R-6 · Glendale, AZ
Zoning R-6 · permitted uses
R-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
$615,000
OFFICE BUILDING
Est. value
$750,000
COMMERCIAL (GENERAL)
Est. value
$720,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$675,000
RETAIL STORES
Est. value
$620,000
MEDICAL BUILDING
Est. value
$525,000
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
1987
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
Yes
Stories
1
Rooms
8
Bathrooms
2
Lot
0.22 ac
Current owner
From public records · entity-resolved
Steven Koghan
Individual
Mailing address
1450 GLN CYN RD, SANTA CRUZ, CA 95060-1221
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 22, 2021
$450,000
Steven Koghan
Lovingly Yours Residential Care LLC
Special Warranty Deed
—
Dec 29, 2020
$445,000
Lovingly Yours Residential Care LLC
Emanuel Istrate
Warranty Deed
$333,750 · Firstbank
Oct 7, 2005
—
Emanuel Istrate
Anna Gabriela Istrate
Intrafamily Transfer
related
$315,000 · New Century Mortgage Corp
Sep 25, 2003
—
Emanuel Israte
Israte,ana G
Quit Claim Deed
related
—
Aug 30, 2002
—
Ana G Istrate
Istrate,emanuel I
Quit Claim Deed
related
$140,400 · Wmc Mortgage Corp
Jan 26, 2001
$152,500
Emanuel I Istrate
Horga,iovu & Aurelia
Grant Deed
$144,875 · Wells Fargo Home Mortgage INC
Jul 31, 1998
$147,000
Iovu Horga
Stremciuc,victor & Maria
Grant Deed
$132,300 · Gold Mortgage Center
Apr 28, 1995
$125,000
Victor Stremciuc
Rutter
Grant Deed
$100,000 · Salomon Brothers Realty Corp
Aug 20, 1987
$121,539
Rae Ann Rutter
Richm
Grant Deed
—
Apr 2, 1987
—
America Richmond
—
Deed Of Trust
related
—
—
—
Emanuel L Istrate
—
Deed Of Trust
related
$33,000 · Individual
—
—
Rae Rutter
—
Deed Of Trust
related
$35,000 · Security Pacific National Bank
—
—
Emanuel Istrate
—
Loan Modification
related
$381,499 · Us Bank NA #2006-nc1 (ce)
—
—
Emanuel Istrate
—
Deed Of Trust
related
$215,600 · Sierra Pacific Mortgage
—
—
Rae A Rutter
—
Deed Of Trust
related
$13,481 · Security Pacific National 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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