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Property profile & analytics
OFF-MARKET
Estimated value
$3,970,000
Strip malls
1050 Ray Rd Chandler, AZ 85225-1774
Individually Owned
19-yr Hold
~
Est. High Equity
Property ID
US07-0398380
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2001
Construction
CONCRETE
Total area
9,801 SF
Lot
1.32 ac (57,382 SF)
Zoning code
PAD
APN
302-98-955
UPID
US07-0398380
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
-
City Wide Plumbing of Chandler Plumbing Service General Contractor
-
Arizona Water Heaters General Contractor
-
Honest Indian Restaurant Restaurant
-
Dr. Christopher Kelsch Alternative Medicine Practice
-
LifeQuest Physical Medicine and Rehab Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.20M
Blend (final)
Blend
$3.97M
Owner & transaction history
Provinces Shopping Center 04 E · 19 yrs held
Provinces Shopping Center 04 E
since 2007
7 recorded transactions
Zoning & alternative use
PAD · Chandler, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
rezoning classification to be sought by, or to be applicable to, private interests for off-airport parcels or uses. Off-airport uses shall be considered under other zoning designations, such as Planned Area Development (PAD), as appropriate to particular needs and circumstances. (Ord. No. 3063, § 3, 11-18-99) 35-3101. - Uses permitted. The following uses sha…
Zone name
Planned Area Development
General category
RESIDENTIAL
Zone area
27,277.66 ac
Source
code of ordinances
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 Chandler submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Chandler 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
$6,220,000
Current use
RESTAURANT
$5,085,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$3.97M
Range $3.57M – $4.37M · ±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
$405 / 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
$22,966
Tax year 2023
Assessed value
$312,741
Assessed 2024
Previous assessed
$271,728
+15.1% YoY
Effective rate
7.34%
On assessed value
Land market value
$802,200
Improvement market value
$1,093,200
Total market value
$1,895,400
Applied tax rate
800,300.0000
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
2001
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Stories
1
Total area
9,801 SF
Lot
1.32 ac (57,382 SF)
Zoning code
PAD
APN
302-98-955
UPID
US07-0398380
Jurisdiction
MARICOPA
Zoning & alternative use
PAD · Chandler, AZZoning PAD · permitted uses
PAD · Chandler, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
rezoning classification to be sought by, or to be applicable to, private interests for off-airport parcels or uses. Off-airport uses shall be considered under other zoning designations, such as Planned Area Development (PAD), as appropriate to particular needs and circumstances. (Ord. No. 3063, § 3, 11-18-99) 35-3101. - Uses permitted. The following uses shall be permitted within the AP-1 zoning district as principal uses: (1) Airport stru
Zone name
Planned Area Development
General category
RESIDENTIAL
Zone area
27,277.66 ac
Source
code of ordinances
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$6.2M
RESTAURANT
Est. value
$5.1M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
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
2001
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
1
Lot
1.32 ac
Current owner
From public records · entity-resolved
Provinces Shopping Center 04 E
Individual
Mailing address
12411 VENTURA BLVD, STUDIO CITY, CA 91604-2407
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 16, 2007
—
Provinces Shopping Center 04 E
Provinces Shopping Center 04 A
Quit Claim Deed
related
$9,585,000 · Royal Bank Of Canada
Jul 23, 2004
$8,300,000
Provinces Shopping Center 0
Gda Real Estate Services L
Grant Deed
related
—
Jul 23, 2004
$8,100,000
Gda Real Estate Services Ll
Regency Realty Group INC
Grant Deed
related
—
Jul 22, 2004
$8,300,000
Provinces Shopping Center 04
Gda Real Estate Services LLC
Grant Deed
related
$6,200,000 · General Electric Capital Corp
Jul 22, 2004
$8,100,000
Gda Real Estate Services LLC
Regency Realty Group INC
Grant Deed
related
—
Jun 27, 2000
$3,498,310
Regency Realty Group INC
Safeway INC
Grant Deed
related
—
—
—
Provinces Shopping Ctr 04 E Ll
—
Loan Modification
related
—
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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