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Property profile & analytics
FOR SALE
Specialty properties
1013 E Mingus Ave, Cottonwood, AZ 86326
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US07-1216544
For Sale
1 / 31
$1,795,000
1013 E Mingus Ave, Cottonwood, AZ 86326
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Property summary
AI-generated overview
This exceptional 3.32-acre commercial property at 1013 E Mingus Ave in Cottonwood, Arizona, presents a unique investment opportunity. Boasting 10,330 square feet of space, the property is ideally situated on Mingus Avenue, recently enhanced with new paving and sidewalks. Its strategic location offers high walkability and proximity to key amenities including a transit stop connecting Cottonwood to Sedona, schools, coffee shops, a medical center, churches, and a post office. The property is surrounded on three sides by R-3 Multi-Family zoned land, suggesting significant redevelopment potential. Currently configured as a former church, the existing use is likely not the highest and best use for this strategically located parcel. The property is being sold AS-IS, with the seller making no repairs. Discussions with the Cottonwood Community Development department regarding potential future uses are available upon request. The property's unexpected views and prime location make it an attractive proposition for a variety of commercial ventures. This is a rare opportunity to acquire a substantial property in a thriving area with significant upside potential. Serious inquiries only.
Property profile
Verified
Property type
Specialty properties
Use group
CREMATORIUM, MORTUARY
Year built
1961
Construction
CONCRETE
Total area
10,329 SF
Lot
3.34 ac (145,490 SF)
APN
406-42-075A
UPID
US07-1216544
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
-
Westcott Funeral Home Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$900k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$900k
Owner & transaction history
Westcott Ifp Re LLC · 2 yrs held
Westcott Ifp Re LLC
since 2024
Last sale
$900,000
2 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 Cottonwood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cottonwood 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
$900,000
ML approach
$900,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,430,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$1,415,000
Change: 0% · Conversion: Difficult
RESTAURANT
$1,325,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,230,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$890,000
Change: 0% · Conversion: Difficult
MEDICAL BUILDING
$715,000
Change: 0% · Conversion: Difficult
WAREHOUSE, STORAGE
$700,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$900k
Range $810k – $990k · ±10% · vs last sale $900k (Jan 31 2024)
Last sale anchor
$900k
Jan 31 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
$87 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$10,438
Tax year 2022
Assessed value
$233,027
Assessed 2025
Previous assessed
$233,027
+0.0% YoY
Effective rate
4.48%
On assessed value
Assessed land
$65,238
Assessed improvement
$167,789
Land market value
$434,917
Improvement market value
$1,118,593
Total market value
$1,553,510
Applied tax rate
630.0000
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
Specialty properties
Use group
CREMATORIUM, MORTUARY
Status
For Sale
Year built
1961
Construction
CONCRETE
Heating
OTHER
Cooling
AC.PACKAGE
Stories
1
Total area
10,329 SF
Lot
3.34 ac (145,490 SF)
APN
406-42-075A
UPID
US07-1216544
Jurisdiction
YAVAPAI
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.4M
RESTAURANT
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$890,000
MEDICAL BUILDING
Est. value
$715,000
WAREHOUSE, STORAGE
Est. value
$700,000
RETAIL STORES
OFFICE BUILDING
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1961
Construction
CONCRETE
Heating
OTHER
Cooling
Yes
Stories
1
Lot
3.34 ac
Current owner
From public records · entity-resolved
Westcott Ifp Re LLC
Entity
Mailing address
18881 W TRAVERSE PKWY #112, COTTONWOOD, AZ 86326
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
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
Jan 31, 2024
$900,000
Westcott Ifp Re LLC
T L Pinnick Real Estate LLC
Warranty Deed
$2,200,000 · Funeral Directors Life Insurance Company
Sep 27, 2016
$900,000
Tl Pinnick Real Estate LLC
Final Care Realty LLC
Warranty Deed
—
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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