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Property profile & analytics
OFF-MARKET
Estimated value
$3,485,000
Assisted living facilities
6630 Lincoln Dr Paradise Valley, AZ 85253-4331
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US07-3220832
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1965
Construction
CONCRETE BLOCKS
Total area
5,472 SF
Lot
0.88 ac (38,164 SF)
Zoning code
R-43
APN
174-59-004
UPID
US07-3220832
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
$3.49M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.14M
Blend (final)
Blend
$3.49M
Owner & transaction history
Store Master Funding Xxxv LLC · 2 yrs held
Store Master Funding Xxxv LLC
since 2024
Last sale
$3.5M
7 recorded transactions
Zoning & alternative use
R-43 · Paradise Valley, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
for lots located in either R-43 or an R-35 district, which plan permits one or more of said lots to be varied below the minimum area regulation applicable to the district in which they are located; (a) no guest house shall be permitted on any such lot which does not meet the minimum area regulations applicable to the district in which it is located, without…
Zone name
Single Family Residential District
General category
RESIDENTIAL
Zone area
7,053.75 ac
Source
town code
Top alternative use upside
Restaurant
$3.9M
+128.3%
Commercial (general)
$2.7M
+55.7%
Retail stores
$2.5M
+46.7%
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 Paradise Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Paradise Valley 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
$3,485,000
ML approach
$3,485,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$3,925,000
Change: +128% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,675,000
Change: +56% · Conversion: Difficult
RETAIL STORES
$2,520,000
Change: +47% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,255,000
Change: +31% · Conversion: Difficult
Blend value · Realmo final
$3.49M
Range $3.14M – $3.83M · ±10% · vs last sale $3.48M (Jul 3 2024)
Last sale anchor
$3.48M
Jul 3 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
$637 / 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
$5,836
Tax year 2023
Assessed value
$166,270
Assessed 2024
Previous assessed
$166,270
+0.0% YoY
Effective rate
3.51%
On assessed value
Land market value
$332,500
Improvement market value
$1,330,200
Total market value
$1,662,700
Applied tax rate
481,100.0000
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
1965
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
REFRIGERATOR
Stories
1
Rooms
10
Bathrooms
3
Total area
5,472 SF
Lot
0.88 ac (38,164 SF)
Zoning code
R-43
APN
174-59-004
UPID
US07-3220832
Jurisdiction
MARICOPA
Zoning & alternative use
R-43 · Paradise Valley, AZZoning R-43 · permitted uses
R-43 · Paradise Valley, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
for lots located in either R-43 or an R-35 district, which plan permits one or more of said lots to be varied below the minimum area regulation applicable to the district in which they are located; (a) no guest house shall be permitted on any such lot which does not meet the minimum area regulations applicable to the district in which it is located, without regard to the provisions of this article except as set forth in
Zone name
Single Family Residential District
General category
RESIDENTIAL
Zone area
7,053.75 ac
Source
town code
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$3.9M
COMMERCIAL (GENERAL)
Est. value
$2.7M
RETAIL STORES
Est. value
$2.5M
AUTO REPAIR, GARAGE
Est. value
$2.3M
RESTAURANT
COMMERCIAL (GENERAL)
RETAIL STORES
AUTO REPAIR, GARAGE
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
1965
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
Yes
Stories
1
Rooms
10
Bathrooms
3
Lot
0.88 ac
Current owner
From public records · entity-resolved
Store Master Funding Xxxv LLC
Entity
Mailing address
8377 E HARTFORD DR STE #100, SCOTTSDALE, AZ 85255-5686
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
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 3, 2024
$3,483,783
Store Master Funding Xxxv LLC
Rm Lincoln LLC
Special Warranty Deed
$3,483,783 · Citibank NA
Jan 25, 2018
—
Rm Lincoln LLC
—
Deed
related
$1,741,400 · Red Mortgage Capital INC
Feb 10, 2017
—
Lincoln LLC
—
Deed
related
$500,000 · Robert Michael LLC
Jun 14, 2016
—
Lincoln LLC
Rm Lincoln LLC
Quit Claim Deed
related
$450,000 · Firstbank
Mar 23, 2011
$907,355
Rm Lincoln LLC
Bomo Ents LLC
Warranty Deed
$600,000 · Robert Adamo
Oct 21, 2010
$825,000
Bomo Enterprises LLC
Daniel Teodor Miron
Warranty Deed
$600,000 · Kenwood Mortgage Investments INC
Nov 7, 2007
—
Miron D Teodor
5920 Ludlow LLC
Quit Claim Deed
related
—
Mar 5, 2007
—
5920 Ludlow LLC
Teodor,miron D
Quit Claim Deed
related
—
Feb 28, 2007
—
Sea Bourne Partners
Straatsma Cynthia C Trust
Grant Deed
related
—
Feb 26, 2007
$1,450,000
Miron D Teodor
Questerly Resources LLC
Warranty Deed
$1,000,000 · Countrywide Bank
May 5, 2004
—
Questerly Resources LLC
Sea Bourne Partners LP
Grant Deed
related
—
Nov 27, 2002
—
Sea Bourne Partners LP
Straatsma,cynthia C
Grant Deed
related
—
Jul 10, 1987
$175,000
Cynth Straatsma
Doneg
Grant Deed
—
—
—
Rm Lincoln Series LLC
—
Deed Of Trust
related
$480,000 · Ast 2011 Spendthrift Tr (ct)
—
—
Lincoln LLC
—
Deed Of Trust
related
$500,000 · Robert Michael LLC
—
—
Questerly Resources LLC
—
Deed Of Trust
related
$1,200,000 · Zeneca Elite Corp
—
—
Lincoln LLC
—
Loan Modification
related
$736,444 · Firstbank 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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