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Property profile & analytics
OFF-MARKET
Estimated value
$710,000
Assisted living facilities
6412 Villa Theresa Dr 1, Glendale, AZ 85308-1024
Individually Owned
24-yr Hold
Property ID
US07-0640207
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1984
Construction
FRAME
Total area
2,351 SF
Lot
0.43 ac (18,602 SF)
Zoning code
R-17
APN
200-46-051
UPID
US07-0640207
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
-
New Reflections Adult 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
$707k
Blend (final)
Blend
$710k
Owner & transaction history
Karrilyn M Krahe · 24 yrs held
Karrilyn M Krahe
since 2001
7 recorded transactions
Zoning & alternative use
R-17 · Glendale, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.0M
+66.7%
Commercial (general)
$720,000
+16.6%
Neighborhood: shopping center
$680,000
+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)
$620,000
Current use
AUTO REPAIR, GARAGE
$1,030,000
Change: +67% · Conversion: Difficult
COMMERCIAL (GENERAL)
$720,000
Change: +17% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$680,000
Change: +10% · Conversion: Difficult
RETAIL STORES
$625,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$710k
Range $639k – $781k · ±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
$302 / 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
$2,848
Tax year 2023
Assessed value
$51,770
Assessed 2024
Previous assessed
$44,180
+17.2% YoY
Effective rate
5.50%
On assessed value
Land market value
$103,500
Improvement market value
$414,200
Total market value
$517,700
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
1984
Construction
FRAME
Heating
YES
Cooling
REFRIGERATOR
Stories
1
Rooms
7
Bathrooms
2
Total area
2,351 SF
Lot
0.43 ac (18,602 SF)
Zoning code
R-17
APN
200-46-051
UPID
US07-0640207
Jurisdiction
MARICOPA
Zoning & alternative use
R-17 · Glendale, AZ
Zoning R-17 · permitted uses
R-17 · 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
$620,000
AUTO REPAIR, GARAGE
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$720,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$680,000
RETAIL STORES
Est. value
$625,000
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
1984
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Rooms
7
Bathrooms
2
Lot
0.43 ac
Current owner
From public records · entity-resolved
Karrilyn M Krahe
Individual
Mailing address
5155 E HICKORY DR, FLAGSTAFF, AZ 86004-7391
Ownership since
2001
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
Oct 15, 2025
—
Stephen G Krahe
—
Deed
related
$200,000 · Oneaz Cu
Nov 12, 2019
—
Stephen G Krahe
—
Deed
related
$220,000 · United Wholesale Mortgage
Sep 24, 2001
—
Karrilyn M Krahe
Krahe,stephen G & Jane M
Quit Claim Deed
related
$195,500 · Commonwealth United Mtg Co
Jan 6, 1997
—
Karrilyn M Krahe
Stephen & Jane Krahe
Quit Claim Deed
related
—
Nov 15, 1996
$225,000
Stephen G Krahe
George & Agatha Ardelean
Grant Deed
$157,500 · New America Financial INC
Jul 17, 1995
—
Emanuel Dobos
George & Agatha Ardelean
Quit Claim Deed
related
$126,000 · No New Mortgage
Jun 6, 1995
—
George Ardellean
Dan Ardelean
Quit Claim Deed
related
—
Apr 8, 1994
$133,000
Dan Ardelean
Hitch
Grant Deed
—
Sep 2, 1988
$128,000
Hitch Donald B
Feder
Trustees Deed
$96,000 · Merabank
Sep 2, 1988
—
Homes Lo Federal
—
Trustees Deed
related
—
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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