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Property profile & analytics
OFF-MARKET
Estimated value
$1,020,000
Assisted living facilities
8525 Pasadena Ave Scottsdale, AZ 85250-7432
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US07-2426569
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1961
Construction
CONCRETE BLOCKS
Total area
2,614 SF
Lot
0.18 ac (7,852 SF)
Zoning code
R-7
APN
173-68-118
UPID
US07-2426569
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
$1.02M
Blend (final)
Blend
$1.02M
Owner & transaction history
8525 East Pasadena LLC · 4 yrs held
8525 East Pasadena LLC
since 2022
7 recorded transactions
Zoning & alternative use
R-7 · Scottsdale, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.3M
+55.7%
Retail stores
$1.2M
+46.7%
Auto repair, garage
$1.1M
+31.2%
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 Scottsdale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Scottsdale 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)
$820,000
Current use
COMMERCIAL (GENERAL)
$1,280,000
Change: +56% · Conversion: Difficult
RETAIL STORES
$1,205,000
Change: +47% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,075,000
Change: +31% · Conversion: Difficult
MEDICAL BUILDING
$915,000
Change: +11% · Conversion: Difficult
Blend value · Realmo final
$1.02M
Range $918k – $1.12M · ±10%
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
$390 / 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
$2,425
Tax year 2023
Assessed value
$74,030
Assessed 2024
Previous assessed
$58,260
+27.1% YoY
Effective rate
3.28%
On assessed value
Land market value
$148,000
Improvement market value
$592,300
Total market value
$740,300
Applied tax rate
481,400.0000
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
1961
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
REFRIGERATOR
Stories
1
Rooms
8
Bathrooms
2
Total area
2,614 SF
Lot
0.18 ac (7,852 SF)
Zoning code
R-7
APN
173-68-118
UPID
US07-2426569
Jurisdiction
MARICOPA
Zoning & alternative use
R-7 · Scottsdale, AZZoning R-7 · permitted uses
R-7 · Scottsdale, AZ
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$820,000
COMMERCIAL (GENERAL)
Est. value
$1.3M
RETAIL STORES
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$915,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
COMMERCIAL (GENERAL)
RETAIL STORES
AUTO REPAIR, GARAGE
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
1961
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
Yes
Stories
1
Rooms
8
Bathrooms
2
Lot
0.18 ac
Current owner
From public records · entity-resolved
8525 East Pasadena LLC
Entity
Mailing address
1131 W HONEYSUCKLE LN, CHANDLER, AZ 85248-3706
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 24, 2022
—
8525 East Pasadena LLC
Andrea A Mau
Special Warranty Deed
—
May 20, 2022
$860,000
Andrea Blanchard
Hot Cactus Homes LLC
Warranty Deed
$645,000 · United Wholesale Mortgage
Dec 29, 2021
$613,500
Hot Cactus Homes LLC
Opendoor Property Trust I
Warranty Deed
$643,500 · Certain Lending INC
Jul 27, 2021
$637,200
Opendoor Property Trust I
Patrick V Augustin
Warranty Deed
—
Feb 22, 2021
$495,000
Patrick V Augustin
Elena Osborn
Warranty Deed
—
Feb 22, 2021
—
Patrick Augustin
Lucia Augustin
Intrafamily Transfer
related
$465,000 · American Airlines FCU
Jun 16, 2015
—
Elena Osborn
Osborn Vernon R
Quit Claim Deed
related
—
Dec 22, 2006
—
Vernon S Osborn
Osborn,vernon S
Quit Claim Deed
related
—
Dec 14, 2006
$410,000
Vernon R Osborn
Maria R Natividad
Warranty Deed
$41,000 · Aegis Wholesale Corp
Dec 8, 2005
$319,999
Maria R Natividad
Aurea B Brosas
Warranty Deed
$31,999 · Homecomings Financial Network INC
Jan 24, 2005
$300,000
Aurea B Brosas
Farshad Zarrabian
Warranty Deed
$270,000 · Argent Mortgage Company LLC
Sep 10, 2003
—
Farhad Zarrabian
Zarrabian,teresita U
Quit Claim Deed
related
—
May 1, 2002
$205,000
Mimie A Ocupe
Esman,stacy
Grant Deed
$184,500 · Stacy Esman
Dec 31, 2001
$178,900
Stacy Esman
Spatola,michael
Grant Deed
$161,000 · National City Mortgage Co
Oct 20, 2000
$159,900
Michael Spatola
Whitworth,wayne N & Doris E
Grant Deed
$119,900 · Novastar Mortgage
Dec 31, 1998
—
Wayne N Whitworth
Whitworth,doris E
Quit Claim Deed
related
$120,000 · Crossland Mortgage Corp
—
—
Farshad Zarrabian
—
Deed Of Trust
related
$190,400 · Oak Street Mortgage LLC
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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