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Property profile & analytics
OFF-MARKET
Estimated value
$10,530,000
Office buildings
1221 Osborn Rd, Phoenix, AZ 85014-5539
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US07-3115625
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1987
Construction
CONCRETE
Total area
26,560 SF
Lot
4.69 ac (204,355 SF)
Zoning code
C-O
APN
118-10-047A
UPID
US07-3115625
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
-
Rake Law Group, P.C. Law Firm
-
PEARSON LAW GROUP Law Firm
-
Hastings & Hastings PC Law Firm
-
Schmitt Schneck Even & Williams, P.C. Law Firm
-
DEBUS & KAZAN, LTD. Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$10.75M
Blend (final)
Blend
$10.53M
Owner & transaction history
Alturas Country Club Manor LLC · 8 yrs held
Alturas Country Club Manor LLC
since 2018
7 recorded transactions
Zoning & alternative use
C-O · Phoenix, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$14.2M
+102.2%
Auto repair, garage
$11.2M
+60.0%
Retail stores
$7.9M
+12.8%
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 Phoenix submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Phoenix 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
OFFICE BUILDING
$7,015,000
Current use
RESTAURANT
$14,185,000
Change: +102% · Conversion: Moderate
AUTO REPAIR, GARAGE
$11,225,000
Change: +60% · Conversion: Difficult
RETAIL STORES
$7,915,000
Change: +13% · Conversion: Moderate
MEDICAL BUILDING
$7,050,000
Change: +0% · Conversion: Easy
WAREHOUSE, STORAGE
$6,895,000
Change: -2% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$6,760,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$10.53M
Range $9.48M – $11.58M · ±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
$396 / 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
$188,799
Tax year 2023
Assessed value
$2,290,341
Assessed 2024
Previous assessed
$3,018,843
-24.1% YoY
Effective rate
8.24%
On assessed value
Land market value
$2,776,600
Improvement market value
$11,104,254
Total market value
$13,880,854
Applied tax rate
81,300.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1987
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Buildings
3
Stories
2
Units
3
Total area
26,560 SF
Lot
4.69 ac (204,355 SF)
Zoning code
C-O
APN
118-10-047A
UPID
US07-3115625
Jurisdiction
MARICOPA
Zoning & alternative use
C-O · Phoenix, AZ
Zoning C-O · permitted uses
C-O · Phoenix, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Phoenix. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$7.0M
RESTAURANT
Est. value
$14.2M
AUTO REPAIR, GARAGE
Est. value
$11.2M
RETAIL STORES
Est. value
$7.9M
MEDICAL BUILDING
Est. value
$7.1M
WAREHOUSE, STORAGE
Est. value
$6.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.8M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL BUILDING
WAREHOUSE, STORAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1987
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
2
Buildings
3
Units
3
Lot
4.69 ac
Current owner
From public records · entity-resolved
Alturas Country Club Manor LLC
Entity
Mailing address
500 E SHR DR STE #120, EAGLE, ID 83616-6947
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 28, 2018
$9,750,000
Alturas Country Club Manor LLC
Hyperion Fund L P
Special Warranty Deed
$7,750,000 · Washington Federal NA
Nov 3, 2014
—
Sydney Properties LLC|inter Of Media Properties Ll
—
Loan Modification
related
$6,875,000 · Miscellaneous Ins Co
Nov 27, 2013
$8,500,000
Sydney Properties LLC|inter Of Media Properties Ll
Aetna Health & Life Ins Co
Quit Claim Deed
related
$6,875,000 · Miscellaneous Ins Co
Nov 20, 2013
—
Aetna Health & Life Ins Co
13th Street & Osborn LLC
Grant Deed
related
—
Mar 11, 2008
$13,975,000
13th Street & Osborn LLC
Muller-country Club LLC
Grant Deed
$9,200,000 · Aetna Health & Life Ins Co
Jan 28, 2005
$9,200,000
Muller-country Club LLC
Country Club Manor LLC
Grant Deed
related
$6,975,000 · Wells Fargo Bank
Aug 31, 1998
$10,000,000
Country Club Manor LLC
Foundation Companies INC
Grant Deed
$7,300,000 · Lehman Capital Corp
Nov 21, 1991
$4,214,000
Foundation Devel
Ncnb Texas Nat'l
Grant Deed
$2,964,000 · Ncnb Natl Bank F
Nov 2, 1987
$15,050,000
C C Manor Ltd
C C M
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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