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Property profile & analytics
OFF-MARKET
Turn key restaurants
1001 Beeline Hwy, Payson, AZ 85541-5463
Entity Owned
7-yr Hold
Free & Clear
Property ID
US07-0160778
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1960
Construction
STEEL FRAME
Total area
2,426 SF
Lot
0.42 ac (18,295 SF)
APN
304-17-001A
UPID
US07-0160778
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
-
Payson Trades and Sales Corporate Office
-
Rim County Literacy Program Tutoring Service Child Welfare Organization
-
Vega's Barbershop Barber Shop
-
Pinon Café Restaurant
-
Shelli of Payson Inc. Accounting Firm Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Pinon LLC · 7 yrs held
Pinon LLC
since 2019
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Payson submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Payson 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$4,649
Tax year 2023
Assessed value
$42,226
Assessed 2024
Previous assessed
$42,226
+0.0% YoY
Effective rate
11.01%
On assessed value
Assessed land
$9,794
Assessed improvement
$32,432
Land market value
$54,413
Improvement market value
$180,178
Total market value
$234,591
Applied tax rate
1,053.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1960
Construction
STEEL FRAME
Heating
OTHER
Cooling
AC.PACKAGE
Buildings
3
Stories
1
Total area
2,426 SF
Lot
0.42 ac (18,295 SF)
APN
304-17-001A
UPID
US07-0160778
Jurisdiction
GILA
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1960
Construction
STEEL FRAME
Heating
OTHER
Cooling
Yes
Stories
1
Buildings
3
Lot
0.42 ac
Current owner
From public records · entity-resolved
Pinon LLC
Entity
Free & Clear · 7 yrs held
Mailing address
PO BOX 2544, PAYSON, AZ 85547-2544
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 13, 2019
—
Pinon LLC
Conway,michael D & Rita A
Warranty Deed
—
Oct 22, 2018
$600,000
Michael D Conway
Sexton,rick C & Alicia
Warranty Deed
$46,000 · Rick C & Alicia Sexton
Mar 17, 2017
—
Rick C Sexton
Sexton,paul K & Diana K
Quit Claim Deed
related
—
Jan 2, 2014
$375,000
Rick C Sexton
Macvicar,neil D & Mary G
Grant Deed
related
$275,000 · Neil D & Mary G Macvicar
Jul 2, 2013
—
Neil D Mac Vicar
Jaeger,daniel C
Deed In Lieu Of Foreclosure
—
Oct 24, 2007
$529,000
Daniel C Jaegar
Golden Bear Builders II INC
Warranty Deed
—
Mar 31, 2005
$515,000
Golden Bear Builders INC II
Macvicar,neil D & Mary G
Warranty Deed
$386,250 · Neil D & Mary G Macvigar
—
—
Daniel C Jaeger
—
Deed Of Trust
related
$350,598 · Neil D & Mary G Macvicar
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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