Back to Search
Property profile & analytics
FOR LEASE
Office buildings
10451 Palmeras Dr Sun City, AZ 10451
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US07-3341711
For Lease
1 / 12
$129-$19,239/Mo
10451 Palmeras Dr, Sun City, AZ 10451
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1975
Construction
CONCRETE
Total area
56,184 SF
Lot
9.89 ac (430,765 SF)
Zoning code
C-2
APN
230-04-371
UPID
US07-3341711
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
-
Chamber Music West Music Venue Bar & Pub
-
Catherine Leas Law Office Law Firm
-
Rita A. Daninger Attorney at Law PLLC Law Firm
-
Kinney Management Services Property Management Company
-
Keyframe Therapy Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$16.68M
Blend (final)
Blend
$16.68M
Owner & transaction history
Bell Plaza Arizona LLC · 9 yrs held
Bell Plaza Arizona LLC
since 2016
7 recorded transactions
Zoning & alternative use
C-2 · Sun City, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$24.9M
+169.9%
Medical building
$14.7M
+59.4%
Neighborhood: shopping center
$14.6M
+58.0%
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 Sun City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sun City 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
AUTO REPAIR, GARAGE
$24,945,000
Change: +170% · Conversion: Difficult
MEDICAL BUILDING
$14,730,000
Change: +59% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$14,600,000
Change: +58% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$12,900,000
Change: +40% · Conversion: Difficult
Blend value · Realmo final
$16.68M
Range $15.01M – $18.35M · ±10%
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
$297 / 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
$112,660
Tax year 2023
Assessed value
$3,329,757
Assessed 2024
Previous assessed
$2,382,142
+39.8% YoY
Effective rate
3.38%
On assessed value
Land market value
$3,706,800
Improvement market value
$16,473,544
Total market value
$20,180,344
Applied tax rate
150,007.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1975
Construction
CONCRETE
Heating
HOT WATER
Cooling
REFRIGERATOR
Buildings
4
Stories
2
Units
4
Total area
56,184 SF
Lot
9.89 ac (430,765 SF)
Zoning code
C-2
APN
230-04-371
UPID
US07-3341711
Jurisdiction
MARICOPA
Zoning & alternative use
C-2 · Sun City, AZ
Zoning C-2 · permitted uses
C-2 · Sun City, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sun City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$24.9M
MEDICAL BUILDING
Est. value
$14.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$14.6M
INDUSTRIAL (GENERAL)
Est. value
$12.9M
AUTO REPAIR, GARAGE
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1975
Construction
CONCRETE
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
4
Units
4
Lot
9.89 ac
Current owner
From public records · entity-resolved
Bell Plaza Arizona LLC
Entity
Mailing address
10451 W PALMERAS DR, SUN CITY, AZ 85373-2011
Ownership since
2016
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
Aug 23, 2021
—
Bell Plaza Arizona LLC
—
Deed
related
$4,750,000 · Bokf NA
Dec 20, 2016
—
Bell Plaza Arizona LLC
Bell Plaza Holdings LLC
Quit Claim Deed
$6,600,000 · Benefit Street Ptrs Cre Fin Ll
Jan 23, 2008
$10,650,000
Bell Plaza Holdings LLC
Earl II Bell Plaza LLC
Special Warranty Deed
$10,800,000 · Newstar Financial INC
Jun 20, 2003
$6,900,000
Earl II Bell Plaza LLC
Bell Plaza Investors LLC
Grant Deed
related
—
Jun 27, 1996
$3,800,000
Plaza Investors L L C Bell
Fides Investors L P
Grant Deed
$3,500 · American Enterprise Life Insur
Jun 3, 1993
—
Fides Bell Plaza Investors LP
Fides USA Corp
Quit Claim Deed
related
—
Apr 15, 1993
—
Fides USA Corp
Travelers Insura
Grant Deed
related
—
Mar 5, 1993
$1,600,000
Fides USA Corp
Travelers Insura
Grant 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
