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Property profile & analytics
OFF-MARKET
Estimated value
$1,515,000
Assisted living facilities
8825 3rd Ave Phoenix, AZ 85021-0008
Entity Owned
7-yr Hold
Free & Clear
Property ID
US07-2662864
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2021
Construction
FRAME
Total area
6,354 SF
Lot
0.5 ac (21,780 SF)
Zoning code
PAD-8
APN
160-63-014
UPID
US07-2662864
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
-
North Central Shores Assisted Living Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.53M
Blend (final)
Blend
$1.52M
Owner & transaction history
North Central Shores LLC · 7 yrs held
North Central Shores LLC
since 2018
3 recorded transactions
Zoning & alternative use
PAD-8 · Phoenix, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.3M
+59.8%
Retail stores
$1.9M
+31.5%
Medical building
$1.7M
+17.2%
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 Phoenix submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Phoenix 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)
$1,440,000
Current use
OFFICE BUILDING
$2,300,000
Change: +60% · Conversion: Difficult
RETAIL STORES
$1,895,000
Change: +32% · Conversion: Difficult
MEDICAL BUILDING
$1,685,000
Change: +17% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,650,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$1.52M
Range $1.36M – $1.67M · ±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
$238 / 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
$11,529
Tax year 2023
Assessed value
$141,949
Assessed 2024
Previous assessed
$141,949
+0.0% YoY
Effective rate
8.12%
On assessed value
Land market value
$244,600
Improvement market value
$1,174,885
Total market value
$1,419,485
Applied tax rate
61,300.0000
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
2021
Construction
FRAME
Heating
YES
Cooling
NONE
Stories
1
Units
10
Bathrooms
11
Total area
6,354 SF
Lot
0.5 ac (21,780 SF)
Zoning code
PAD-8
APN
160-63-014
UPID
US07-2662864
Jurisdiction
MARICOPA
Zoning & alternative use
PAD-8 · Phoenix, AZ
Zoning PAD-8 · permitted uses
PAD-8 · Phoenix, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Phoenix. 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
$1.4M
OFFICE BUILDING
Est. value
$2.3M
RETAIL STORES
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$1.7M
WAREHOUSE, STORAGE
Est. value
$1.7M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
OFFICE BUILDING
RETAIL STORES
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
2021
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Units
10
Bathrooms
11
Lot
0.5 ac
Current owner
From public records · entity-resolved
North Central Shores LLC
Entity
Free & Clear · 7 yrs held
Mailing address
302 W TOWNLEY AVE, PHOENIX, AZ 85021-4565
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 13, 2018
—
North Central Shores LLC
Bliss Family Two LLC
Quit Claim Deed
related
—
Mar 31, 2005
$204,500
Bliss Family Two LLC
Perkey Trust
Warranty Deed
—
Mar 2, 2005
$150,000
Perkey Trust
Vansittert,logan E & Barbara C
Warranty Deed
—
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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