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Property profile & analytics
OFF-MARKET
Estimated value
$3,730,000
Strip malls
1011 Val Vis Dr Gilbert, AZ 85234-3709
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US07-0408053
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2000
Construction
CONCRETE
Total area
15,200 SF
Lot
2.34 ac (101,773 SF)
Zoning code
SC
APN
304-98-954
UPID
US07-0408053
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
-
On Q Property Management Property Management Company Property Investment Company
-
Gold Canyon Real Estate: George Manuilow Real Estate Agency
-
Simond Self Storage facility Storage Facility
-
Mammoth Services Hardware & Home Improvement General Contractor
-
Nim Yoga: Ashtanga Yoga Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.26M
Blend (final)
Blend
$3.73M
Owner & transaction history
On Val Vista LLC
On Val Vista LLC
since 2025
Last sale
$3.2M
4 recorded transactions
Zoning & alternative use
SC · Gilbert, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$5.6M
+0.9%
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 Gilbert submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gilbert 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
NEIGHBORHOOD: SHOPPING CENTER
$5,530,000
Current use
RETAIL STORES
$5,580,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$3.73M
Range $3.36M – $4.10M · ±10% · vs last sale $3.20M (Jul 14 2025)
Last sale anchor
$3.20M
Jul 14 2025
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
$245 / 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
$35,034
Tax year 2023
Assessed value
$525,294
Assessed 2024
Previous assessed
$456,841
+15.0% YoY
Effective rate
6.67%
On assessed value
Land market value
$1,701,600
Improvement market value
$1,482,000
Total market value
$3,183,600
Applied tax rate
410,600.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2000
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Stories
1
Total area
15,200 SF
Lot
2.34 ac (101,773 SF)
Zoning code
SC
APN
304-98-954
UPID
US07-0408053
Jurisdiction
MARICOPA
Zoning & alternative use
SC · Gilbert, AZ
Zoning SC · permitted uses
SC · Gilbert, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gilbert. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$5.5M
RETAIL STORES
Est. value
$5.6M
NEIGHBORHOOD: SHOPPING CENTER Current
RETAIL STORES
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
2000
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
1
Lot
2.34 ac
Current owner
From public records · entity-resolved
On Val Vista LLC
Entity
Mailing address
5777 S RURAL RD STE #3, TEMPE, AZ 85283-1947
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 14, 2025
$3,200,000
On Val Vista LLC
Patterson Farms INC
Special Warranty Deed
$2,560,000 · Western State Bank
Jun 27, 2024
—
Patterson Farms INC
—
Deed
related
$1,650,000 · Global FCU
—
—
Patterson Farms INC
—
Deed Of Trust
related
$6,300,000 · Ing Life Ins & Annunity Co
—
—
Patterson Farms INC
—
Deed Of Trust
related
$1,291,876 · Los Padres Bank
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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