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Property profile & analytics
OFF-MARKET
Estimated value
$6,125,000
Outlet malls
10165 Mcdowell Rd Avondale, AZ 85392-4895
Entity Owned
~
Est. High Equity
Property ID
US07-2547442
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2018
Construction
CONCRETE
Total area
26,328 SF
Lot
2.08 ac (90,777 SF)
Zoning code
C-3
APN
102-54-100
UPID
US07-2547442
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
-
Mor Furniture for Less Furniture & Home Goods Home Decor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.11M
Comparable Approach
Comparable
$5.42M
Blend (final)
Blend
$6.13M
Owner & transaction history
Zl Properties LLC
Zl Properties LLC
since 2026
Last sale
$7.0M
7 recorded transactions
Zoning & alternative use
C-3 · Avondale, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
ed thousand (200,000) gross building square feet. (4) Encourage development that is consistent with the policies and the guidelines established in any specific plan and the General Plan. (e) Freeway Commercial District (C-3). The purpose of the Freeway Commercial (C-3) district is to promote freeway-oriented services and products with a community-wide to reg…
Zone name
Freeway Commercial
General category
COMMERCIAL
Zone area
31.10 ac
Source
code of ordinances
Top alternative use upside
Neighborhood: shopping center
$8.3M
+29.9%
Medical building
$6.7M
+4.8%
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 Avondale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Avondale 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
$6,900,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$5,535,000
6.5%
$5,105,000
7%
$4,740,000
Alternative Use
Use
Estimation
RETAIL STORES
$6,400,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$8,315,000
Change: +30% · Conversion: Moderate
MEDICAL BUILDING
$6,705,000
Change: +5% · Conversion: Difficult
OFFICE BUILDING
$6,190,000
Change: -3% · Conversion: Easy
INDUSTRIAL (GENERAL)
$6,045,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$6.13M
Range $5.51M – $6.74M · ±10% · vs last sale $6.96M (Jun 29 2022)
Last sale anchor
$6.96M
Jun 29 2022
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
$233 / 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
$62,983
Tax year 2023
Assessed value
$630,205
Assessed 2024
Previous assessed
$561,850
+12.2% YoY
Effective rate
9.99%
On assessed value
Land market value
$796,000
Improvement market value
$3,023,426
Total market value
$3,819,426
Applied tax rate
170,100.0000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
2018
Construction
CONCRETE
Heating
NONE
Stories
1
Total area
26,328 SF
Lot
2.08 ac (90,777 SF)
Zoning code
C-3
APN
102-54-100
UPID
US07-2547442
Jurisdiction
MARICOPA
Zoning & alternative use
C-3 · Avondale, AZZoning C-3 · permitted uses
C-3 · Avondale, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
ed thousand (200,000) gross building square feet. (4) Encourage development that is consistent with the policies and the guidelines established in any specific plan and the General Plan. (e) Freeway Commercial District (C-3). The purpose of the Freeway Commercial (C-3) district is to promote freeway-oriented services and products with a community-wide to regional trade area while avoiding the disruption of less intensive commercial activit
Zone name
Freeway Commercial
General category
COMMERCIAL
Zone area
31.10 ac
Source
code of ordinances
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$6.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.3M
MEDICAL BUILDING
Est. value
$6.7M
OFFICE BUILDING
Est. value
$6.2M
INDUSTRIAL (GENERAL)
Est. value
$6.0M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
OFFICE BUILDING
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
2018
Construction
CONCRETE
Heating
NONE
Stories
1
Lot
2.08 ac
Current owner
From public records · entity-resolved
Zl Properties LLC
Entity
Mailing address
6300 PROVIDENCE WAY, EASTVALE, CA 92880-9636
Ownership since
2026
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
May 12, 2026
—
Zl Properties LLC
Lupo Christopher
Warranty Deed
—
Nov 18, 2025
—
Lmrk Propco LLC
—
Deed
related
—
Nov 10, 2022
—
Christopher J Lupo
—
Deed
related
$11,505,000 · Bank Of The West
Jun 29, 2022
$6,960,000
Christopher J Lupo
Wesco Management LLC
Special Warranty Deed
—
Sep 19, 2018
—
Wesco Management LLC
—
Deed
related
$3,195,000 · Union Bancal Mortgage Corp
May 24, 2018
—
Lmrk Propco LLC
—
Deed
related
$80,000,000 · Wilmington Tr
Dec 1, 2016
—
Vp Gateway Village LLC
Vp 103rd & Mcdowell LLC
Quit Claim Deed
related
—
—
—
Lmrk Propco LLC
—
Deed Of Trust
related
$80,000,000 · Wilmington Tr
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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