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Property profile & analytics
OFF-MARKET
Estimated value
$100,750,000
Assisted living facilities
6650 Mayo Blvd Phoenix, AZ 85054-3102
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US07-2505311
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2021
Total area
193,567 SF
Lot
14.06 ac (612,561 SF)
Zoning code
S-1
APN
215-04-726
UPID
US07-2505311
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
-
Clearwater Mayo Blvd Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$63.33M
Blend (final)
Blend
$100.75M
Owner & transaction history
Shp Vi Mayo Blvd Owner LLC · 3 yrs held
Shp Vi Mayo Blvd Owner LLC
since 2022
Last sale
$99.7M
5 recorded transactions
Zoning & alternative use
S-1 · Phoenix, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of S-1 zone is to provide for very low density farm or residential uses to protect and preserve low density areas in their present or desired character
Zone name
Ranch Or Farm Residence
General category
RESIDENTIAL
Zone area
55,708.09 ac
Source
Realmo
Top alternative use upside
Commercial (general)
$134.8M
+207.4%
Restaurant
$103.4M
+135.7%
Auto repair, garage
$81.8M
+86.5%
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 Phoenix submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Phoenix 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
$102,800,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$134,805,000
Change: +207% · Conversion: Difficult
RESTAURANT
$103,370,000
Change: +136% · Conversion: Difficult
AUTO REPAIR, GARAGE
$81,790,000
Change: +87% · Conversion: Difficult
Blend value · Realmo final
$100.75M
Range $90.68M – $110.83M · ±10% · vs last sale $99.73M (Nov 3 2022)
Last sale anchor
$99.73M
Nov 3 2022
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
$520 / 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
$336,947
Tax year 2023
Assessed value
$6,445,370
Assessed 2024
Previous assessed
$5,501,740
+17.2% YoY
Effective rate
5.23%
On assessed value
Land market value
$12,336,800
Improvement market value
$52,116,898
Total market value
$64,453,698
Applied tax rate
691,300.0000
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
2021
Heating
NONE
Buildings
9
Stories
4
Units
192
Total area
193,567 SF
Lot
14.06 ac (612,561 SF)
Zoning code
S-1
APN
215-04-726
UPID
US07-2505311
Jurisdiction
MARICOPA
Zoning & alternative use
S-1 · Phoenix, AZZoning S-1 · permitted uses
S-1 · Phoenix, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of S-1 zone is to provide for very low density farm or residential uses to protect and preserve low density areas in their present or desired character
Zone name
Ranch Or Farm Residence
General category
RESIDENTIAL
Zone area
55,708.09 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$134.8M
RESTAURANT
Est. value
$103.4M
AUTO REPAIR, GARAGE
Est. value
$81.8M
COMMERCIAL (GENERAL)
RESTAURANT
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
2021
Heating
NONE
Stories
4
Buildings
9
Units
192
Lot
14.06 ac
Current owner
From public records · entity-resolved
Shp Vi Mayo Blvd Owner LLC
Entity
Mailing address
7 GIRALDA FARMS 3RD STE #3, MADISON, NJ 07940-1051
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 12, 2023
—
Shp Vi Mayo Blvd Owner LLC
—
Deed
related
$64,821,250 · Regions Bank
Nov 3, 2022
$99,725,000
Shp Vi Mayo Blvd Owner LLC
Livgenerations Mayo Blvd LLC
Special Warranty Deed
$64,821,250 · Regions Bank
Sep 12, 2019
—
Livgenerations Mayo Blvd LLC
—
Deed
related
$54,835 · The Huntington National Bank
Sep 26, 2018
—
Livgenerations On Mayo LLC
Camden Mb Phoenix LLC
Re-recorded Document
related
—
Sep 24, 2018
$11,500,000
Livgenerations On Mayo LLC
Camden Mb Phoenix LLC
Special Warranty Deed
—
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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