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    3243 N 3Rd St Phoenix, AZ 85012

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    Unique restaurant property with indoor/outdoor design and event spaces.

    Property size:
    6,136 SF
    Lot size:
    37,542.00 Acres

    Property Features for 3243 N 3Rd St

    General Information

    Standard status
    Active
    Size
    6,136 SF
    Lot size
    37,542.00 Acres

    Building Details

    Year built
    1966

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    Listing Contact
    Brian Kocour
    Source: Crexi

    Listing Agency: Kocour Company Listing Agent: Brian Kocour

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Iconic Restaurant Building with Courtyard

    This iconic restaurant building, known as Ocotillo, is located at the corner of Third Street and Flower in Midtown Phoenix. The indoor/outdoor design blends native desert flora with modern architecture. The inviting indoor space features a full-service bar, dining room, and a communal wine events area. Outdoors, there are several unique spaces including the Ramada, the Flower Street patio, the Beer Garden, Lucy’s lawn, and the Sidecar Cocktail Lounge. The buildings surround and compose a dramatic outdoor dining and event courtyard complete with lush shady landscaping and multiple patios. The property features a multitude of community space with enclaves of gathering spaces with an event lawn, communal tables, seating ramadas, and nook seating throughout the property. Naturally rusted corrugated panels and steel canopies carve the intimate sections of the indoor/outdoor compound. A second story cargo container also features office space. The property size is 6136 square feet. All Furniture, Fixtures and Equipment can be made available. Embraced by residents valley wide, this legacy dining and event venue offers a truly authentic Phoenix, Arizona experience. Ocotillo is a one-of-a-kind collector property that will appreciate in time.
    Location Intelligence

    Current Use by Public Records

    Sidecar Social Club Bar & Pub Ocotillo Restaurant

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Dental Office Hair Salon Law Firm Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Phoenix
    County
    Maricopa
    State
    Arizona
    Longitude
    -112.068771
    Latitude
    33.4854154

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    FAQs

    What type of property is this?
    Conventional restaurant - Unique restaurant property with indoor/outdoor design and event spaces.
    Where is this conventional restaurant located?
    The property is located at 3243 N 3Rd St Phoenix, AZ.
    What are key features of this property?
    This property features: - Iconic restaurant building (Ocotillo) with established reputation and valley-wide recognition.; - Dramatic indoor/outdoor dining and event courtyard with multiple patios and lush landscaping.; - Unique spaces including Ramada, Flower Street patio, Beer Garden, Lucy’s lawn, and Sidecar Cocktail Lounge.
    Request Owner's contact information
    3243 N 3Rd St Phoenix, AZ 85012
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    Phoenix, AZ 85012
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    3243 N 3Rd St Phoenix, AZ 85012
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    Listing Contact
    Brian Kocour
    Real Estate License ID: ARIZONALC67501000
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