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Property profile & analytics
OFF-MARKET
Estimated value
$605,000
Assisted living facilities
8236 57th Dr, Glendale, AZ 85302-5906
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US07-2902971
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1957
Construction
CONCRETE BLOCKS
Total area
2,519 SF
Lot
0.28 ac (12,308 SF)
Zoning code
R1-6
APN
148-15-039
UPID
US07-2902971
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$594k
Blend (final)
Blend
$605k
Owner & transaction history
Sunnyside Rentals LLC · 3 yrs held
Sunnyside Rentals LLC
since 2023
Last sale
$605,000
7 recorded transactions
Zoning & alternative use
R1-6 · Glendale, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$805,000
+21.8%
Commercial (general)
$770,000
+16.6%
Neighborhood: shopping center
$730,000
+9.9%
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
$780,000
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
OFFICE BUILDING
$805,000
Change: +22% · Conversion: Difficult
COMMERCIAL (GENERAL)
$770,000
Change: +17% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$730,000
Change: +10% · Conversion: Difficult
RETAIL STORES
$670,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$580,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$605k
Range $545k – $666k · ±10% · vs last sale $605k (Feb 8 2023)
Last sale anchor
$605k
Feb 8 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
$240 / 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
$2,179
Tax year 2023
Assessed value
$43,520
Assessed 2024
Previous assessed
$33,630
+29.4% YoY
Effective rate
5.01%
On assessed value
Land market value
$87,000
Improvement market value
$348,200
Total market value
$435,200
Applied tax rate
400,700.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
1957
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
REFRIGERATOR
Stories
1
Rooms
8
Bathrooms
2
Total area
2,519 SF
Lot
0.28 ac (12,308 SF)
Zoning code
R1-6
APN
148-15-039
UPID
US07-2902971
Jurisdiction
MARICOPA
Zoning & alternative use
R1-6 · Glendale, AZ
Zoning R1-6 · permitted uses
R1-6 · 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
OFFICE BUILDING
Est. value
$805,000
COMMERCIAL (GENERAL)
Est. value
$770,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$730,000
RETAIL STORES
Est. value
$670,000
MEDICAL BUILDING
Est. value
$580,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
MEDICAL 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
1957
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
Yes
Stories
1
Rooms
8
Bathrooms
2
Lot
0.28 ac
Current owner
From public records · entity-resolved
Sunnyside Rentals LLC
Entity
Mailing address
5449 E CORTEZ DR, SCOTTSDALE, AZ 85254-4733
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 30, 2024
—
Sunnyside Rentals LLC
—
Deed
related
$585,000 · Parkway Bank & Trust Co
Feb 8, 2023
$605,000
Sunnyside Rentals LLC
Kj Arizona LLC
Warranty Deed
—
Jul 12, 2021
$525,000
Kj Arizona LLC
Vioara Rachi
Warranty Deed
$440,000 · Tsb Bank
Oct 31, 2011
—
Rachi Vioara Family Living Trust
Rachi Family Living Trust
Quit Claim Deed
related
—
Jun 13, 2006
—
Rachi Family Living Trust
Rachi,vioara
Quit Claim Deed
related
—
Apr 8, 2004
—
Vioara Rachi
Leblanc,linda F
Warranty Deed
related
—
Oct 12, 2001
$170,000
Vioara Rachi
Leblanc,linda F
Grant Deed
$20,000 · Linda F Leblanc
Aug 30, 1994
$116,000
Linda F Leblanc
Patterson
Grant Deed
$80,000 · Community Bank NA
Dec 10, 1987
$90,000
Byron Patterson
Lucas
Grant Deed
$70,000 · Ameristar Financial Services
—
—
Vioara Rachi
—
Deed Of Trust
related
$150,000 · Argent Mortgage Co LLC
—
—
Linda F Leblanc
—
Deed Of Trust
related
$130,500 · Wmc Mortgage Corp
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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