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Property profile & analytics
OFF-MARKET
Estimated value
$7,780,000
Assisted living facilities
806 Longhorn Rd Payson, AZ 85541-6277
Individually Owned
2-yr Hold
Free & Clear
Property ID
US07-1088748
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1998
Construction
STEEL FRAME
Total area
26,938 SF
Lot
2.32 ac (101,059 SF)
APN
304-01-370
UPID
US07-1088748
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
-
Avista Senior Living Payson Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.75M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.78M
Owner & transaction history
Fannie Mae · 2 yrs held
Fannie Mae
since 2023
Last sale
$7.5M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Payson submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Payson 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
$7,780,000
ML approach
$7,745,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$5,100,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$4,620,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$7.78M
Range $7.00M – $8.56M · ±10% · vs last sale $7.55M (Dec 27 2023)
Last sale anchor
$7.55M
Dec 27 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
$289 / 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
$20,813
Tax year 2023
Assessed value
$270,617
Assessed 2024
Previous assessed
$248,086
+9.1% YoY
Effective rate
7.69%
On assessed value
Assessed land
$12,523
Assessed improvement
$258,094
Land market value
$83,485
Improvement market value
$1,720,630
Total market value
$1,804,115
Applied tax rate
1,053.0000
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
1998
Construction
STEEL FRAME
Heating
PACKAGE
Cooling
YES
Buildings
2
Stories
1
Total area
26,938 SF
Lot
2.32 ac (101,059 SF)
APN
304-01-370
UPID
US07-1088748
Jurisdiction
GILA
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING
Est. value
$5.1M
OFFICE BUILDING
Est. value
$4.6M
MEDICAL BUILDING
OFFICE BUILDING
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
1998
Construction
STEEL FRAME
Heating
PACKAGE
Cooling
Yes
Stories
1
Buildings
2
Lot
2.32 ac
Current owner
From public records · entity-resolved
Fannie Mae
Individual
Free & Clear · 2 yrs held
Mailing address
900 W 48TH PL STE #900, KANSAS CITY, MO 64112-1899
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 27, 2023
$7,549,128
Fannie Mae
Powell Aid Propco LLC
Deed
—
Jul 24, 2013
—
Powell Aid Propco LLC
Alc Properties II LLC
Warranty Deed
related
—
Nov 21, 2006
—
Alc Properties II INC
—
Deed Of Trust
related
$150,000,000 · General Electric Capital Corp
Jan 27, 2004
—
Alc Properties INC II
Assisted Living Concepts INC
Grant Deed
$50,000,000 · General Electric Capital Corp
Dec 11, 1997
$150,000
Assisted Living Concepts INC
Trailwood West-payson LP I
Grant Deed
—
—
—
Powell Aid Propco LLC
—
Deed Of Trust
related
$70,564 · Keybank USA
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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