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Property profile & analytics
OFF-MARKET
Estimated value
$900,000
Turn key restaurants
11865 Saguaro Blvd Fountain Hills, AZ 85268-4631
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US07-2968639
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1981
Construction
CONCRETE
Total area
3,060 SF
Lot
0.36 ac (15,750 SF)
Zoning code
C-R
APN
176-08-111
UPID
US07-2968639
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.09M
Blend (final)
Blend
$900k
Owner & transaction history
Trinacria LLC · 18 yrs held
Trinacria LLC
since 2007
3 recorded transactions
Zoning & alternative use
C-R · Fountain Hills, 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 Fountain Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fountain Hills 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
Blend value · Realmo final
$900k
Range $810k – $990k · ±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
$294 / 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
$4,044
Tax year 2023
Assessed value
$71,268
Assessed 2024
Previous assessed
$72,335
-1.5% YoY
Effective rate
5.67%
On assessed value
Land market value
$180,300
Improvement market value
$251,625
Total market value
$431,925
Applied tax rate
982,421.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1981
Construction
CONCRETE
Heating
NONE
Stories
1
Total area
3,060 SF
Lot
0.36 ac (15,750 SF)
Zoning code
C-R
APN
176-08-111
UPID
US07-2968639
Jurisdiction
MARICOPA
Zoning & alternative use
C-R · Fountain Hills, AZ
Zoning C-R · permitted uses
C-R · Fountain Hills, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fountain Hills. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1981
Construction
CONCRETE
Heating
NONE
Stories
1
Lot
0.36 ac
Current owner
From public records · entity-resolved
Trinacria LLC
Entity
Mailing address
2520 S BIRCH ST, GILBERT, AZ 85295-5989
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 20, 2007
$795,000
Trinacria LLC
Lapiazza INC
Warranty Deed
$528,700 · Alliance Bank
Sep 2, 1998
$475,000
La Piazza INC
Picciano,christopher R & Donna B
Grant Deed
$400,000 · Seller
—
—
La Piazza INC
—
Deed Of Trust
related
$340,000 · Wells Fargo Bank Arizona
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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