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Property profile & analytics
OFF-MARKET
Estimated value
$1,175,000
Assisted living facilities
6981 Villa Hermosa, Glendale, AZ 85310-5855
Entity Owned
3-yr Hold
Property ID
US07-2660389
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1995
Construction
FRAME
Total area
3,007 SF
Lot
0.36 ac (15,800 SF)
Zoning code
SR-12
APN
231-17-569
UPID
US07-2660389
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
-
Villa Hermosa Assisted Living Home Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$826k
Blend (final)
Blend
$1.18M
Owner & transaction history
Sagar Investments LLC · 3 yrs held
Sagar Investments LLC
since 2023
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
SR-12 · Glendale, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.3M
+66.7%
Office building
$960,000
+21.8%
Commercial (general)
$920,000
+16.6%
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)
$790,000
Current use
AUTO REPAIR, GARAGE
$1,315,000
Change: +67% · Conversion: Difficult
OFFICE BUILDING
$960,000
Change: +22% · Conversion: Difficult
COMMERCIAL (GENERAL)
$920,000
Change: +17% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$870,000
Change: +10% · Conversion: Difficult
RETAIL STORES
$800,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$1.18M
Range $1.06M – $1.29M · ±10% · vs last sale $1.28M (May 31 2023)
Last sale anchor
$1.28M
May 31 2023
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
$391 / 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
$3,523
Tax year 2023
Assessed value
$60,480
Assessed 2024
Previous assessed
$60,480
+0.0% YoY
Effective rate
5.83%
On assessed value
Land market value
$120,900
Improvement market value
$483,900
Total market value
$604,800
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
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
1995
Construction
FRAME
Heating
YES
Cooling
REFRIGERATOR
Stories
1
Rooms
9
Bathrooms
4
Total area
3,007 SF
Lot
0.36 ac (15,800 SF)
Zoning code
SR-12
APN
231-17-569
UPID
US07-2660389
Jurisdiction
MARICOPA
Zoning & alternative use
SR-12 · Glendale, AZ
Zoning SR-12 · permitted uses
SR-12 · 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
$790,000
AUTO REPAIR, GARAGE
Est. value
$1.3M
OFFICE BUILDING
Est. value
$960,000
COMMERCIAL (GENERAL)
Est. value
$920,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$870,000
RETAIL STORES
Est. value
$800,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1995
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Rooms
9
Bathrooms
4
Lot
0.36 ac
Current owner
From public records · entity-resolved
Sagar Investments LLC
Entity
Mailing address
1742 W LYNX WAY, CHANDLER, AZ 85248-5425
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 31, 2023
$1,280,000
Sagar Investments LLC
Kj Arizona LLC
Warranty Deed
$585,000 · Bank 34
May 31, 2023
—
Kj Arizona LLC
Kris Aubrey
Warranty Deed
—
Aug 6, 2020
$1,130,000
Kris Aubrey
Ioan M Cosman
Warranty Deed
—
Aug 6, 2020
—
Kris Aubrey
Barbara K Aubrey
Quit Claim Deed
related
—
Mar 4, 2019
—
Cosman Loan M
Cosman,juliana
Quit Claim Deed
—
Mar 4, 2019
$470,000
Ioan M Cosman
Unique Family To Family Ad
Warranty Deed
—
Dec 30, 2014
—
Melanie|charchoglian David Avetisyan
Avetisyan,melanie
Quit Claim Deed
related
—
Sep 11, 2014
$355,000
Avetisyan Meline
Mihaela Maria Groza
Warranty Deed
$284,000 · Security National Mortgage Co
May 8, 2009
—
Mihaela M Groza
Groza,ovidiu E & Maria M
Quit Claim Deed
related
$227,500 · Peoples Mortgage
Nov 12, 2003
—
Ovidiu E Groza
Groza,maria M
Quit Claim Deed
related
—
Nov 4, 2003
—
Maria M Groza
Groza,ovidiu E
Quit Claim Deed
related
$181,500 · Universal Mortgage
Aug 20, 2003
—
Maria M Vati
Groza,sidonia
Quit Claim Deed
related
—
Jul 17, 2001
$198,000
Sedonia Groza
Nera,noli J & Estrellita E
Grant Deed
$178,200 · Bnc Mortgage INC
Dec 15, 1995
$166,709
Noli Jose Nera
Beazer Arizona INC
Grant Deed
$150,000 · Salomon Brothers Realty Corp
—
—
Maria M Groza
—
Deed Of Trust
related
$184,000 · Security National Mortgage Co
—
—
Estrellita E Go
—
Deed Of Trust
related
$44,454 · Bank One Arizona
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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