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Property profile & analytics
OFF-MARKET
Estimated value
$8,000,000
Retail space
10885 Frank Lloyd Wright Blvd, Scottsdale, AZ 85259-4055
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US07-2335317
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1998
Construction
STEEL FRAME
Total area
1,590 SF
Lot
3.42 ac (149,136 SF)
Zoning code
C-3
APN
217-29-870
UPID
US07-2335317
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
-
Palo Verde Square Shopping Center Shopping Center & Mall
-
Dos Familias Local Mexican Restaurant
-
Dive Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.00M
Owner & transaction history
Paul B Warren · 2 yrs held
Paul B Warren
since 2024
Last sale
$8.0M
4 recorded transactions
Zoning & alternative use
C-3 · Scottsdale, AZ
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 Scottsdale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Scottsdale 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
$8,000,000
ML approach
$8,000,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$8.00M
Range $7.20M – $8.80M · ±10% · vs last sale $8.00M (May 30 2024)
Last sale anchor
$8.00M
May 30 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
$5,031 / 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
$50,409
Tax year 2023
Assessed value
$959,397
Assessed 2024
Previous assessed
$959,397
+0.0% YoY
Effective rate
5.25%
On assessed value
Land market value
$2,604,000
Improvement market value
$3,210,530
Total market value
$5,814,530
Applied tax rate
481,400.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1998
Construction
STEEL FRAME
Heating
PACKAGE
Cooling
YES
Buildings
4
Stories
1
Units
4
Total area
1,590 SF
Lot
3.42 ac (149,136 SF)
Zoning code
C-3
APN
217-29-870
UPID
US07-2335317
Jurisdiction
MARICOPA
Zoning & alternative use
C-3 · Scottsdale, AZ
Zoning C-3 · permitted uses
C-3 · Scottsdale, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Scottsdale. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1998
Construction
STEEL FRAME
Heating
PACKAGE
Cooling
Yes
Stories
1
Buildings
4
Units
4
Lot
3.42 ac
Current owner
From public records · entity-resolved
Paul B Warren
Individual
Mailing address
4825 S GILBERT RD #111, GILBERT, AZ 85296
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 30, 2024
$8,000,000
Paul B Warren
Ecg New Palo Verde LLC
Special Warranty Deed
$3,900,000 · Desert Financial Cu
Nov 17, 2016
—
Ecg New Palo Verde LLC
—
Deed
related
$4,000,000 · Rialto Mortgage Finance LLC
Feb 8, 2012
$10
Ecg New Palo Verde LLC
Ec Palo Verde LLC
Grant Deed
related
$2,280,000 · Rosalinde & Arthur Gilbert Fou
Jun 30, 2006
$8,600,000
Ec Palo Verde LLC
Palo Verde Sq Shopping Center
Trustees Deed
related
$6,390,000 · Capmark Bk
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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