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Property profile & analytics
OFF-MARKET
Estimated value
$650,000
Assisted living facilities
7886 Piute Ave, Glendale, AZ 85308-6167
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US07-3272612
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1995
Construction
FRAME
Total area
2,516 SF
Lot
0.18 ac (7,971 SF)
Zoning code
R1-7
APN
233-02-355
UPID
US07-3272612
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
-
Arrowhead Senior Living Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$677k
Blend (final)
Blend
$650k
Owner & transaction history
Andre Polus · 1 yrs held
Andre Polus
since 2025
Last sale
$615,000
7 recorded transactions
Zoning & alternative use
R1-7 · Glendale, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$770,000
+16.6%
Neighborhood: shopping center
$725,000
+9.9%
Retail stores
$670,000
+1.1%
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)
$660,000
Current use
COMMERCIAL (GENERAL)
$770,000
Change: +17% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$725,000
Change: +10% · Conversion: Difficult
RETAIL STORES
$670,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$650k
Range $585k – $715k · ±10% · vs last sale $615k (Mar 6 2025)
Last sale anchor
$615k
Mar 6 2025
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
$258 / 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
$3,051
Tax year 2023
Assessed value
$49,570
Assessed 2024
Previous assessed
$41,780
+18.6% YoY
Effective rate
6.15%
On assessed value
Land market value
$99,100
Improvement market value
$396,600
Total market value
$495,700
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
1995
Construction
FRAME
Heating
YES
Cooling
REFRIGERATOR
Stories
1
Rooms
8
Bathrooms
3
Total area
2,516 SF
Lot
0.18 ac (7,971 SF)
Zoning code
R1-7
APN
233-02-355
UPID
US07-3272612
Jurisdiction
MARICOPA
Zoning & alternative use
R1-7 · Glendale, AZ
Zoning R1-7 · permitted uses
R1-7 · 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
$660,000
COMMERCIAL (GENERAL)
Est. value
$770,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$725,000
RETAIL STORES
Est. value
$670,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
8
Bathrooms
3
Lot
0.18 ac
Current owner
From public records · entity-resolved
Andre Polus
Individual
Mailing address
7874 W CALAVAR RD, PEORIA, AZ 85381-4669
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 6, 2025
—
Andre Polus
Polus Chrestin
Deed
related
—
Jun 6, 2025
$615,000
Andre Polus
Casa Pacifica LLC
Warranty Deed
$522,750 · United Wholesale Mortgage
Jul 10, 2020
—
Lawrence J Roche II
—
Deed
related
$240,200 · Loandepot.com LLC
May 13, 2016
—
Casa Pacifica LLC
Diedrich,elizabeth A
Warranty Deed
—
Mar 28, 2016
$345,000
Elizabeth Anne Diedrich
Daniel Istrate
Warranty Deed
$276,000 · United Wholesale Mortgage
Dec 5, 2012
—
Daniel Istrate
Istrate,ezechil & Maria
Quit Claim Deed
related
—
Mar 28, 2003
$210,000
Ezechiel Istrate
Myers,anthony D
Grant Deed
$168,000 · Capital Mortgagebanc
Feb 14, 2002
$182,000
Anthony D Myers
Mccaleb,jerome J & Patricia A
Grant Deed
$145,600 · Capitol Commerce Mortgage Co
—
—
Ezechil E Istrate
—
Deed Of Trust
related
$120,000 · Bank Of America
—
—
Lawrence J Roche II
—
Deed Of Trust
related
$240,200 · Loandepot.com LLC
—
—
Ezechiel Istrate
—
Deed Of Trust
related
$84,000 · Bank Of America
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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