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Property profile & analytics
OFF-MARKET
Estimated value
$930,000
Assisted living facilities
6401 82nd St Scottsdale, AZ 85250-5612
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US07-0420445
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1967
Construction
CONCRETE BLOCKS
Total area
2,343 SF
Lot
0.21 ac (9,113 SF)
Zoning code
R1-7
APN
174-12-058
UPID
US07-0420445
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
-
Best Elderly Care, LLC Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$914k
Blend (final)
Blend
$930k
Owner & transaction history
Sergiu M Ghiurau · 1 yrs held
Sergiu M Ghiurau
since 2024
Last sale
$950,000
7 recorded transactions
Zoning & alternative use
R1-7 · Scottsdale, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The R1-7 district is intended to promote and preserve urban single-family residential development. Lot size permits the highest density of population attainable in a single-family residential district. The principal land use is a single-family dwelling. Uses incidental or accessory to dwellings, recreations, religious and educational facilities are included.
Zone name
Single Family Residential
General category
RESIDENTIAL
Zone area
4,001.26 ac
Source
Realmo
Top alternative use upside
Commercial (general)
$1.1M
+55.7%
Retail stores
$1.1M
+46.7%
Auto repair, garage
$965,000
+31.2%
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 Scottsdale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Scottsdale 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)
$735,000
Current use
COMMERCIAL (GENERAL)
$1,145,000
Change: +56% · Conversion: Difficult
RETAIL STORES
$1,080,000
Change: +47% · Conversion: Difficult
AUTO REPAIR, GARAGE
$965,000
Change: +31% · Conversion: Difficult
MEDICAL BUILDING
$820,000
Change: +11% · Conversion: Difficult
Blend value · Realmo final
$930k
Range $837k – $1.02M · ±10% · vs last sale $950k (May 9 2024)
Last sale anchor
$950k
May 9 2024
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
$397 / 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
$2,207
Tax year 2023
Assessed value
$72,000
Assessed 2024
Previous assessed
$57,150
+26.0% YoY
Effective rate
3.07%
On assessed value
Land market value
$144,000
Improvement market value
$576,000
Total market value
$720,000
Applied tax rate
481,400.0000
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
1967
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
REFRIGERATOR
Stories
1
Rooms
8
Bathrooms
4
Total area
2,343 SF
Lot
0.21 ac (9,113 SF)
Zoning code
R1-7
APN
174-12-058
UPID
US07-0420445
Jurisdiction
MARICOPA
Zoning & alternative use
R1-7 · Scottsdale, AZZoning R1-7 · permitted uses
R1-7 · Scottsdale, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The R1-7 district is intended to promote and preserve urban single-family residential development. Lot size permits the highest density of population attainable in a single-family residential district. The principal land use is a single-family dwelling. Uses incidental or accessory to dwellings, recreations, religious and educational facilities are included.
Zone name
Single Family Residential
General category
RESIDENTIAL
Zone area
4,001.26 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$735,000
COMMERCIAL (GENERAL)
Est. value
$1.1M
RETAIL STORES
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$965,000
MEDICAL BUILDING
Est. value
$820,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
COMMERCIAL (GENERAL)
RETAIL STORES
AUTO REPAIR, GARAGE
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
1967
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
Yes
Stories
1
Rooms
8
Bathrooms
4
Lot
0.21 ac
Current owner
From public records · entity-resolved
Sergiu M Ghiurau
Individual
Mailing address
6031 N 40TH ST, PARADISE VALLEY, AZ 85253-3902
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
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
Aug 9, 2024
$950,000
Sergiu M Ghiurau
Best Care Investments LLC
Warranty Deed
$765,000 · Guaranteed Rate INC
Jul 29, 2022
—
Best Care Investments LLC
—
Deed
related
$1,961,000 · T Bank NA
May 26, 2022
—
Best Care Investments LLC
Lida Cubilos
Warranty Deed
—
Oct 8, 1999
$150,000
Lida Cubillos
Phillip Trust
Grant Deed
$105,000 · Greenpoint Mortgage Corp
Jul 31, 1997
—
Laura M Phillips
Laura M Phillips
Quit Claim Deed
related
—
—
—
Cubillos,lida
—
Deed Of Trust
related
$217,000 · Western Resid'l
—
—
Lida Cubillos
—
Deed Of Trust
related
$146,500 · Greenpoint Mortgage Funding
—
—
Lida Cubillos
—
Deed Of Trust
related
$167,000 · Union Planters National Bank
—
—
Lida Cubillos
—
Deed Of Trust
related
$168,000 · Team Lending Concepts
—
—
Lida Cubillos
—
Deed Of Trust
related
$27,900 · Bank One NA
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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