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Property profile & analytics
OFF-MARKET
Estimated value
$3,565,000
Flex space
115 Pasadena St, Gilbert, AZ 85233-5042
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US07-3281605
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
2008
Total area
15,503 SF
Lot
1.08 ac (46,945 SF)
Zoning code
LI
APN
302-23-111
UPID
US07-3281605
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
-
Executive Millwork General Contractor Renovation Specialist
-
West Coast Quads Auto Repair Shop Motorcycle Shop
-
Gun Suppressor dot com Gun Shop
-
Sign Guys (Bike/Boat/Book/etc) Store Printing Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.57M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.53M
Blend (final)
Blend
$3.57M
Owner & transaction history
Sisu Solutions LLC · 2 yrs held
Sisu Solutions LLC
since 2024
Last sale
$3.6M
6 recorded transactions
Zoning & alternative use
LI · Gilbert, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$5.7M
+139.1%
Neighborhood: shopping center
$5.6M
+137.0%
Medical building
$4.0M
+66.5%
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 Gilbert submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gilbert 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
$3,565,000
ML approach
$3,565,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,380,000
Current use
RETAIL STORES
$5,690,000
Change: +139% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$5,640,000
Change: +137% · Conversion: Difficult
MEDICAL BUILDING
$3,960,000
Change: +66% · Conversion: Difficult
OFFICE BUILDING
$3,450,000
Change: +45% · Conversion: Difficult
Blend value · Realmo final
$3.57M
Range $3.21M – $3.92M · ±10% · vs last sale $3.57M (Jun 14 2024)
Last sale anchor
$3.57M
Jun 14 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
$230 / 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
$15,075
Tax year 2023
Assessed value
$352,044
Assessed 2024
Previous assessed
$352,044
+0.0% YoY
Effective rate
4.28%
On assessed value
Land market value
$514,900
Improvement market value
$1,618,700
Total market value
$2,133,600
Applied tax rate
410,600.0000
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
2008
Heating
PACKAGE
Cooling
YES
Stories
1
Total area
15,503 SF
Lot
1.08 ac (46,945 SF)
Zoning code
LI
APN
302-23-111
UPID
US07-3281605
Jurisdiction
MARICOPA
Zoning & alternative use
LI · Gilbert, AZ
Zoning LI · permitted uses
LI · Gilbert, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gilbert. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$2.4M
RETAIL STORES
Est. value
$5.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.6M
MEDICAL BUILDING
Est. value
$4.0M
OFFICE BUILDING
Est. value
$3.5M
INDUSTRIAL (GENERAL) Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
OFFICE BUILDING
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
2008
Heating
PACKAGE
Cooling
Yes
Stories
1
Lot
1.08 ac
Current owner
From public records · entity-resolved
Sisu Solutions LLC
Entity
Mailing address
314 S 162ND ST, GILBERT, AZ 85296-9480
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 14, 2024
$3,566,150
Sisu Solutions LLC
Eric J Cassinat
Special Warranty Deed
$3,387,842 · Cassinat Family Trust
May 12, 2008
—
Eric J Cassinat
Owner Name Unavailable
Grant Deed
related
—
Jun 12, 2007
$869,500
Eric J Cassinat
Otter Lake Ltd
Grant Deed
—
Feb 14, 2003
—
Otter Lake Ltd
Bearanek,tr
Grant Deed
related
—
Jul 23, 1996
$161,680
George R Beranek
New Credit Corp
Grant Deed
—
Dec 12, 1994
$4,100,000
New Church Ventures Credit Corp
Fmc Holding Corp
Grant Deed
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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