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Property profile & analytics
OFF-MARKET
Estimated value
$5,470,000
Retail space
12247 Indian School Rd Avondale, AZ 85392-5646
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US07-0907553
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1990
Construction
CONCRETE
Total area
13,536 SF
Lot
13.38 ac (582,789 SF)
Zoning code
SUD
APN
501-73-002J
UPID
US07-0907553
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
-
Van's Golf Shops (Bike/Boat/Book/etc) Store
-
Van's GOLF SHOPS (Bike/Boat/Book/etc) Store
-
Valley Golf Center Golf Course
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.47M
Blend (final)
Blend
$5.47M
Owner & transaction history
Valley Golf LLC · 7 yrs held
Valley Golf LLC
since 2018
3 recorded transactions
Zoning & alternative use
SUD · Avondale, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Thespecialuseoverlay is provided for certain specified landusesthat do not conform to the broadusecategories found in traditional zoningdistrictsbut one otherwise consistent with the General Plan. It allows thesespecialusesto be established on any parcel of land in any zoningdistrictif required findings are met taking into consideration the characteristics o…
Zone name
Special Use District
General category
UNKNOWN
Zone area
87.47 ac
Source
Realmo
Top alternative use upside
Restaurant
$7.7M
+134.6%
Auto repair, garage
$6.0M
+82.7%
Neighborhood: shopping center
$4.3M
+29.9%
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 Avondale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Avondale 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
RETAIL STORES
$3,290,000
Current use
RESTAURANT
$7,715,000
Change: +135% · Conversion: Easy
AUTO REPAIR, GARAGE
$6,010,000
Change: +83% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,275,000
Change: +30% · Conversion: Moderate
MEDICAL BUILDING
$3,445,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$5.47M
Range $4.92M – $6.02M · ±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
$404 / 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
$42,153
Tax year 2023
Assessed value
$826,881
Assessed 2024
Previous assessed
$594,524
+39.1% YoY
Effective rate
5.10%
On assessed value
Land market value
$1,924,300
Improvement market value
$3,087,100
Total market value
$5,011,400
Applied tax rate
790,106.0000
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
1990
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Buildings
3
Stories
1
Units
3
Total area
13,536 SF
Lot
13.38 ac (582,789 SF)
Zoning code
SUD
APN
501-73-002J
UPID
US07-0907553
Jurisdiction
MARICOPA
Zoning & alternative use
SUD · Avondale, AZZoning SUD · permitted uses
SUD · Avondale, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Thespecialuseoverlay is provided for certain specified landusesthat do not conform to the broadusecategories found in traditional zoningdistrictsbut one otherwise consistent with the General Plan. It allows thesespecialusesto be established on any parcel of land in any zoningdistrictif required findings are met taking into consideration the characteristics of theuse, the site, the proposed development plan, and the surrounding area. Site specific development standards and performance requirements are established at the time of the review and approval of thespecialuseoverlay.
Zone name
Special Use District
General category
UNKNOWN
Zone area
87.47 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$3.3M
RESTAURANT
Est. value
$7.7M
AUTO REPAIR, GARAGE
Est. value
$6.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.3M
MEDICAL BUILDING
Est. value
$3.4M
RETAIL STORES Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL 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
1990
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
1
Buildings
3
Units
3
Lot
13.38 ac
Current owner
From public records · entity-resolved
Valley Golf LLC
Entity
Mailing address
12247 W INDIAN SCHOOL RD, AVONDALE, AZ 85392-5646
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 2, 2019
—
Ld Acquisition Co 17 LLC
—
Grant Deed
related
$125,000,000 · Legacy Bk/tx
Sep 18, 2018
$3,787,000
Valley Golf LLC
Kachina Fairways INC
Special Warranty Deed
$3,732,000 · Compass Bank
—
—
Kachina Fairways INC
—
Deed Of Trust
related
$1,500,000 · National 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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