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Property profile & analytics
OFF-MARKET
Estimated value
$111,640,000
Flex space
13250 Cactus Rd, Surprise, AZ 85379
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US07-1907176
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
2023
Total area
266,780 SF
Lot
10.88 ac (473,725 SF)
Zoning code
IP
APN
501-38-983
UPID
US07-1907176
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
$111.64M
Blend (final)
Blend
$111.64M
Owner & transaction history
Cactus Mac 1 LLC · 3 yrs held
Cactus Mac 1 LLC
since 2022
6 recorded transactions
Zoning & alternative use
IP · Surprise, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$170.1M
+177.8%
Restaurant
$164.6M
+168.7%
Auto repair, garage
$118.5M
+93.4%
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 Surprise submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Surprise 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
$170,130,000
Change: +178% · Conversion: Moderate
RESTAURANT
$164,580,000
Change: +169% · Conversion: Difficult
AUTO REPAIR, GARAGE
$118,455,000
Change: +93% · Conversion: Easy
MEDICAL BUILDING
$69,950,000
Change: +14% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$69,335,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$111.64M
Range $100.48M – $122.80M · ±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
$418 / 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
$10,730
Tax year 2023
Assessed value
$1,470,419
Assessed 2024
Previous assessed
$242,385
+506.6% YoY
Effective rate
0.73%
On assessed value
Land market value
$2,730,600
Improvement market value
$6,181,031
Total market value
$8,911,631
Applied tax rate
891,502.0000
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
2023
Heating
NONE
Stories
1
Total area
266,780 SF
Lot
10.88 ac (473,725 SF)
Zoning code
IP
APN
501-38-983
UPID
US07-1907176
Jurisdiction
MARICOPA
Zoning & alternative use
IP · Surprise, AZ
Zoning IP · permitted uses
IP · Surprise, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Surprise. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$170.1M
RESTAURANT
Est. value
$164.6M
AUTO REPAIR, GARAGE
Est. value
$118.5M
MEDICAL BUILDING
Est. value
$70.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$69.3M
RETAIL STORES
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
2023
Heating
NONE
Stories
1
Lot
10.88 ac
Current owner
From public records · entity-resolved
Cactus Mac 1 LLC
Entity
Mailing address
1401 SHR ST, WEST SACRAMENTO, CA 95691-3512
Ownership since
2022
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
Oct 21, 2022
—
Cactus Mac 1 LLC
Cip Associates
Warranty Deed
$12,900,000 · First Northern Bank Of Dixon
Oct 7, 2021
$2,606,630
Cip Associates
Capital Viii LLC
Special Warranty Deed
—
Nov 23, 2015
$3,121,074
Capital Viii LLC
Bre West Mixed Asset Owner
Grant Deed
—
Jul 22, 2015
$10,140,000
Bre West Mixed Asset Owner
Leeward Strategic Props In
Grant Deed
—
Sep 28, 2011
—
Leeward Strategic Props INC
Pccp Cs Ch Surprise LLC
Deed In Lieu Of Foreclosure
related
—
Apr 11, 2008
—
Pccp Cs Ch Surprise LLC
Owner Name Unavailable
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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