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Property profile & analytics
OFF-MARKET
Estimated value
$80,410,000
Specialty properties
13225 Eagle Rdg Dr Fountain Hills, AZ 85268-3343
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US07-1119612
Property profile
Verified
Property type
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Year built
1999
Construction
STEEL FRAME
Total area
25,178 SF
Lot
8.01 ac (348,828 SF)
Zoning code
PAD
APN
176-15-211
UPID
US07-1119612
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
$83.58M
Blend (final)
Blend
$80.41M
Owner & transaction history
Palisades Resorts LLC · 11 yrs held
Palisades Resorts LLC
since 2015
7 recorded transactions
Zoning & alternative use
PAD · 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
$80.41M
Range $72.37M – $88.45M · ±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
$3,194 / 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
$158,131
Tax year 2023
Assessed value
$4,692,419
Assessed 2024
Previous assessed
$4,235,754
+10.8% YoY
Effective rate
3.37%
On assessed value
Land market value
$2,487,400
Improvement market value
$25,951,500
Total market value
$28,438,900
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
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Status
Off-Market
Year built
1999
Construction
STEEL FRAME
Heating
HEAT PUMP
Cooling
EVAPORATIVE
Buildings
3
Stories
2
Units
2
Total area
25,178 SF
Lot
8.01 ac (348,828 SF)
Zoning code
PAD
APN
176-15-211
UPID
US07-1119612
Jurisdiction
MARICOPA
Zoning & alternative use
PAD · Fountain Hills, AZ
Zoning PAD · permitted uses
PAD · 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
1999
Construction
STEEL FRAME
Heating
HEAT PUMP
Cooling
Yes
Stories
2
Buildings
3
Units
2
Lot
8.01 ac
Current owner
From public records · entity-resolved
Palisades Resorts LLC
Entity
Mailing address
13225 N EAGLE RDG DR, FOUNTAIN HLS, AZ 85268-3343
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 26, 2024
—
Adero Hospitality Holdings LLC
—
Deed
related
$52,800,000 · Vca Lender 4 LLC
Jul 1, 2021
—
Palisades Resorts LLC
—
Deed
related
$55,000,000 · Vca Lender LLC
Sep 2, 2020
—
Palisades Resorts LLC
—
Deed
related
—
Jan 22, 2020
—
Palisades Resorts LLC
—
Deed
related
—
Dec 6, 2018
—
Palisades Resorts LLC
—
Loan Modification
related
$56,375,000 · Hall Scottsdale LLC
Aug 22, 2018
—
Palisades Resorts LLC
—
Deed Of Trust
related
$53,000,000 · Hall Scottsdale LLC
Feb 20, 2015
—
Palisades Resorts LLC
Sun Tech Dev LLC
Grant Deed
$5,350,000 · Sun Tech Dev LLC
Apr 15, 2009
—
Sun Tech Dev LLC
—
Deed Of Trust
related
$13,000,000 · Sportcorp Holdings INC
—
—
Palisades Resorts LLC
—
Loan Modification
related
—
—
—
Palisades Resorts LLC
—
Deed Of Trust
related
$6,800,000 · Private Individual
—
—
Palisades Resorts LLC
—
Loan Modification
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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