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Property profile & analytics
OFF-MARKET
Estimated value
$39,250,000
Assisted living facilities
9160 Desert Cv Ave 229, Scottsdale, AZ 85260-6203
Individually Owned
6-yr Hold
Free & Clear
Property ID
US07-1036599
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1998
Construction
STEEL FRAME
Total area
100,595 SF
Lot
0.02 ac (1,018 SF)
Zoning code
M-H
APN
217-59-921
UPID
US07-1036599
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
-
Salon 5012 Hair Salon
-
The Ranch Estates at Scottsdale Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$39.25M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$39.17M
Blend (final)
Blend
$39.25M
Owner & transaction history
Cpf Senior Living-scottsdale L · 6 yrs held
Cpf Senior Living-scottsdale L
since 2019
Last sale
$39.3M
6 recorded transactions
Zoning & alternative use
M-H · Scottsdale, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$49.2M
+55.7%
Retail stores
$46.3M
+46.7%
Auto repair, garage
$41.5M
+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
$39,250,000
ML approach
$39,250,000
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)
$31,585,000
Current use
COMMERCIAL (GENERAL)
$49,195,000
Change: +56% · Conversion: Difficult
RETAIL STORES
$46,330,000
Change: +47% · Conversion: Difficult
AUTO REPAIR, GARAGE
$41,450,000
Change: +31% · Conversion: Difficult
MEDICAL BUILDING
$35,145,000
Change: +11% · Conversion: Difficult
Blend value · Realmo final
$39.25M
Range $35.33M – $43.18M · ±10% · vs last sale $39.25M (Nov 4 2024)
Last sale anchor
$39.25M
Nov 4 2024
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
$596
Tax year 2023
Assessed value
$14,970
Assessed 2024
Previous assessed
$15,520
-3.5% YoY
Effective rate
3.98%
On assessed value
Land market value
$100
Improvement market value
$149,600
Total market value
$149,700
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
1998
Construction
STEEL FRAME
Heating
HEAT PUMP
Stories
3
Total area
100,595 SF
Lot
0.02 ac (1,018 SF)
Zoning code
M-H
APN
217-59-921
UPID
US07-1036599
Jurisdiction
MARICOPA
Zoning & alternative use
M-H · Scottsdale, AZ
Zoning M-H · permitted uses
M-H · Scottsdale, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Scottsdale. 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
$31.6M
COMMERCIAL (GENERAL)
Est. value
$49.2M
RETAIL STORES
Est. value
$46.3M
AUTO REPAIR, GARAGE
Est. value
$41.5M
MEDICAL BUILDING
Est. value
$35.1M
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
1998
Construction
STEEL FRAME
Heating
HEAT PUMP
Stories
3
Lot
0.02 ac
Current owner
From public records · entity-resolved
Cpf Senior Living-scottsdale L
Individual
Free & Clear · 6 yrs held
Mailing address
980 N MICHIGAN AVE STE #1998, CHICAGO, IL 60611-7504
Ownership since
2019
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
Jul 9, 2019
—
Cpf Senior Living-scottsdale L
Manor Village Us Holdings LLC
Grant Deed
—
Apr 20, 2009
—
Statesman Life Centers USA INC
—
Deed Of Trust
related
$4,000,000 · Compass Bank
Dec 20, 2000
$108,890
Statesman Life Centers USA INC
Koester,david C & Jean M
Grant Deed
—
Mar 22, 2000
$121,900
Koester Trust
Statesman Life Centes USA INC
Grant Deed
—
Mar 2, 2000
$115,900
Statesman Life Centers USA INC
Stephenson,i L
Grant Deed
—
—
—
Manor Village Us Holdings LLC
—
Loan Modification
related
—
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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