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Property profile & analytics
OFF-MARKET
Estimated value
$6,880,000
Assisted living facilities
9940 Un Hls Dr 48, Sun City, AZ 85373-1673
Entity Owned
21-yr Hold
~
Est. High Equity
Property ID
US07-2543899
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1985
Construction
CONCRETE
Total area
40,952 SF
Lot
2.5 ac (108,843 SF)
Zoning code
M-H
APN
200-33-944C
UPID
US07-2543899
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
$6.95M
Blend (final)
Blend
$6.88M
Owner & transaction history
Sun-mesa Properties LLC · 21 yrs held
Sun-mesa Properties LLC
since 2005
2 recorded transactions
Zoning & alternative use
M-H · Sun City, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$10.7M
+39.9%
Neighborhood: shopping center
$10.6M
+38.7%
Industrial (general)
$9.4M
+22.5%
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 Sun City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sun City 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)
$7,675,000
Current use
MEDICAL BUILDING
$10,740,000
Change: +40% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$10,645,000
Change: +39% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$9,400,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$6.88M
Range $6.19M – $7.57M · ±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
$168 / 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
$24,592
Tax year 2023
Assessed value
$631,616
Assessed 2024
Previous assessed
$502,450
+25.7% YoY
Effective rate
3.89%
On assessed value
Land market value
$1,207,500
Improvement market value
$5,108,661
Total market value
$6,316,161
Applied tax rate
150,007.0000
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
1985
Construction
CONCRETE
Heating
NONE
Stories
2
Total area
40,952 SF
Lot
2.5 ac (108,843 SF)
Zoning code
M-H
APN
200-33-944C
UPID
US07-2543899
Jurisdiction
MARICOPA
Zoning & alternative use
M-H · Sun City, AZ
Zoning M-H · permitted uses
M-H · Sun City, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sun City. 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
$7.7M
MEDICAL BUILDING
Est. value
$10.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$10.6M
INDUSTRIAL (GENERAL)
Est. value
$9.4M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (GENERAL)
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
1985
Construction
CONCRETE
Heating
NONE
Stories
2
Lot
2.5 ac
Current owner
From public records · entity-resolved
Sun-mesa Properties LLC
Entity
Mailing address
200 INTERNATIONAL CIR STE #3500, HUNT VALLEY, MD 21030-1394
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 21, 2005
—
Sun-mesa Properties LLC
—
Grant Deed
related
$225,000,000 · La Salle Fsb
—
—
Sun-mesa Properties LLC
—
Deed Of Trust
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.
Try Rey
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