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Property profile & analytics
FOR LEASE
Strip malls
13250 W Van Buren St Goodyear, AZ 85338
Individually Owned
25-yr Hold
~
Est. High Equity
Property ID
US07-0077610
For Lease
1 / 13
Contact for pricing
13250 W Van Buren St, Goodyear, AZ 85338
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Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1978
Construction
CONCRETE
Total area
9,390 SF
Lot
1.06 ac (46,000 SF)
Zoning code
C-2
APN
500-03-007T
UPID
US07-0077610
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
-
Passion for Beauty Academy of Cosmetology Vocational School Training Center
-
Yond Institute of Learning High School Vocational School
-
Ms. Josefina Phillips Physician
-
Winter Bros Termite, Pest, and Pigeon Pros Garden Center
-
First Class Home Solutions LLC Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.24M
Blend (final)
Blend
$2.13M
Owner & transaction history
Evb Investors · 25 yrs held
Evb Investors
since 2001
6 recorded transactions
Zoning & alternative use
C-2 · Goodyear, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of C-2 zone is to provide general retail, service and office use is provided for in the C-2 District, as well as encouragement of major, master planned retail shopping centers to respond to community and regional area demand for goods and services
Zone name
General Commercial
General category
COMMERCIAL
Zone area
712.10 ac
Source
Realmo
Top alternative use upside
Retail stores
$3.2M
+6.5%
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 Goodyear submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Goodyear 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
NEIGHBORHOOD: SHOPPING CENTER
$2,965,000
Current use
RETAIL STORES
$3,160,000
Change: +7% · Conversion: Easy
OFFICE BUILDING
$2,475,000
Change: -17% · Conversion: Moderate
MEDICAL BUILDING
$2,390,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$2.13M
Range $1.92M – $2.34M · ±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
$227 / 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
$12,871
Tax year 2023
Assessed value
$241,601
Assessed 2024
Previous assessed
$197,744
+22.2% YoY
Effective rate
5.33%
On assessed value
Land market value
$540,900
Improvement market value
$923,348
Total market value
$1,464,248
Applied tax rate
440,803.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
For Lease
Year built
1978
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Stories
1
Total area
9,390 SF
Lot
1.06 ac (46,000 SF)
Zoning code
C-2
APN
500-03-007T
UPID
US07-0077610
Jurisdiction
MARICOPA
Zoning & alternative use
C-2 · Goodyear, AZZoning C-2 · permitted uses
C-2 · Goodyear, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of C-2 zone is to provide general retail, service and office use is provided for in the C-2 District, as well as encouragement of major, master planned retail shopping centers to respond to community and regional area demand for goods and services
Zone name
General Commercial
General category
COMMERCIAL
Zone area
712.10 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$3.0M
RETAIL STORES
Est. value
$3.2M
OFFICE BUILDING
Est. value
$2.5M
MEDICAL BUILDING
Est. value
$2.4M
NEIGHBORHOOD: SHOPPING CENTER Current
RETAIL STORES
OFFICE BUILDING
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
1978
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
1
Lot
1.06 ac
Current owner
From public records · entity-resolved
Evb Investors
Individual
Mailing address
4500 W OLD STAGE RD, PRESCOTT, AZ 86305-4511
Ownership since
2001
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
May 15, 2001
$560,000
Evb Investors
New Asset Subsidiary
Quit Claim Deed
related
$100,000 · National Bank Arizona
Feb 21, 2001
—
New Asset Subsidiary LLC
Foundation Investments INC
Quit Claim Deed
related
—
Jun 18, 1997
$956,014
Foundation Investments INC
A L O INC
Trustees Deed
—
Aug 6, 1996
$954,741
New Church Ventures Credit Corp
West Phoenix Estates INC
Grant Deed
related
—
Jun 20, 1996
$700,000
West Phoenix Estates INC
Crystal Wash INC
Grant Deed
$458,346 · Seller
—
—
Tres Development INC
—
Deed Of Trust
related
$461,094 · National Bank Canada
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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