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    Property profile & analytics

    7254 Williams Dr Glendale, AZ 85310-5640

    • Assisted living facilities
    • 2,580 SF
    • 0.21 lot acres
    OFF-MARKET
    Last Sale
    Apr 21, 2022
    $1,000,000
    Value Estimations
    $915,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US07-3272828
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Hillcrest Assisted Living LLC / Nursing Home / Retirement Community

    Property Details for 7254 Williams Dr

    Year built
    1994
    Construction
    FRAME
    Lot size
    0.21 lot acres
    Property size
    2,580 SF
    Zone code
    PAD
    Property type
    Assisted living facilities
    Property subtype
    Retirement homes
    APN
    200-06-503
    APU
    20006503

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $1,255,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $657,000
      Market price range: $456k - $808k
      AI Estimate
      $666,000
      Market price range: $456k - $826k

    • Alternative Use

      Use
      Estimation
      HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
      $680,000
      Current use
      AUTO REPAIR, GARAGE
      $1,130,000
      Change: +67% Conversion: Difficult
      OFFICE BUILDING
      $825,000
      Change: +22% Conversion: Difficult
      COMMERCIAL (GENERAL)
      $790,000
      Change: +17% Conversion: Difficult
      NEIGHBORHOOD: SHOPPING CENTER
      $745,000
      Change: +10% Conversion: Difficult
      RETAIL STORES
      $685,000
      Change: +1% Conversion: Difficult
      MEDICAL BUILDING
      $590,000
      Change: -13% Conversion: Difficult

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Glendale
    County
    Maricopa
    State
    Arizona
    Longitude
    -112.213
    Latitude
    33.6887
    CBSA code
    38060
    CBSA name
    PHOENIX-MESA-SCOTTSDALE, AZ METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $2,392
    $0.00
    $0.00
    $48,130
    -
    $96,200
    $385,100
    $481,300

    Comparable in this City

    • Value Estimation
      $5,755,000
      21,425 SF

      6735 Hillcrest Blvd

      HOMES (RETIRED, NURSING) • 21,425 SF
      6735 Hillcrest Blvd, Glendale, AZ 85310-5958
      View Details
    • Value Estimation
      $795,000
      2,745 SF

      4411 Chama Dr

      HOMES (RETIRED, NURSING) • 2,745 SF
      4411 Chama Dr, Glendale, AZ 85310-5133
      View Details
    • Value Estimation
      $2,590,000
      9,113 SF

      4816 Park Vw Ln1-a

      HOMES (RETIRED, NURSING) • 9,113 SF
      4816 Park Vw Ln1-a, Glendale, AZ 85310-3021
      View Details
    • Value Estimation
      $3,245,000
      6,367 SF

      6640 Pinnacle Peak Rd

      HOMES (RETIRED, NURSING) • 6,367 SF
      6640 Pinnacle Peak Rd, Glendale, AZ 85310-3409
      View Details
    • Value Estimation
      $965,000
      3,536 SF

      6559 Pinnacle Peak Rd

      HOMES (RETIRED, NURSING) • 3,536 SF
      6559 Pinnacle Peak Rd, Glendale, AZ 85310-3415
      View Details
    • Value Estimation by Request
      5,661 SF

      24651 49th Ave

      HOMES (RETIRED, NURSING) • 5,661 SF
      24651 49th Ave, Glendale, AZ 85310-3035
      View Details

    Similar Nearby for Sale

    • $575,000
      Pending

      Glendale Land Parcel, No HOA

      1.25-acre lot in Glendale with mountain views, ready to build.
      6425 W Soft Wind Dr, Glendale, AZ 85310
      View Details
    • Contact for pricing
      12,264 SF

      Industrial Building For Sale

      Industrial building with HVAC and potential fenced yard.
      23640 N 35Th Dr, Glendale, AZ 85310
      View Details
    • New
      $549,900
      1.18 Acres

      Land in Gated Community

      Large lot with HOA-approved plans for a modern home.
      23650 N 63Rd Dr, Glendale, AZ 85310
      View Details
    • $10,905,280

      Two Industrial Buildings with Yard

      Two industrial buildings totaling 41,152 SF with fenced yard.
      23619 N 35Th Dr, Glendale, AZ 85310
      View Details
    • $375,000
      0.61 Acres

      Glendale Land with Mountain Views

      Exceptional lot with mountain, sunset, and city light views.
      6161 W Alameda Rd, Glendale, AZ 85310
      View Details
    • $369,900
      Pending

      Residential Land in Gated Community

      Half-acre lot in exclusive gated community with mountain views.
      24219 N 62Nd Dr, Glendale, AZ 85310
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      15,000 SF

      Glendale Warehouse with Fenced Yard

      15,000 SF warehouse with fenced yard available for lease.
      23639 N 35Th Dr, Glendale, AZ 85310
      View Details
    • Contact for pricing
      1,004 SF

      Glendale Retail Shop Spaces Available

      Retail spaces available in Glendale, Arizona with high foot traffic.
      3830 W Pinnacle Peak Rd, Glendale, AZ 85310
      View Details
    • Contact for pricing
      1,400 SF

      Retail Space in North Canyon

      Retail space available in a vibrant Glendale shopping center.
      23425 N 39Th Dr, Glendale, AZ 85310
      View Details
    • Contact for pricing
      1,300 SF

      Retail Space in Fry's-Anchored Center

      Inline retail space with excellent access and visibility.
      6625-6635 W Happy Valley Rd, Glendale, AZ 85310
      View Details
    • Contact for pricing
      3,401 SF

      Upscale Glendale Shopping Center Space

      Neighborhood shopping center anchored by Safeway in Glendale, Arizona.
      3770-3880 W Happy Valley Rd, Glendale, AZ 85310
      View Details
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    7254 Williams Dr
    Glendale, AZ 85310-5640
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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