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Property profile & analytics
OFF-MARKET
Estimated value
$2,980,000
Office buildings
1338 Frst Mdws St Flagstaff, AZ 86001-7218
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US07-1187933
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2003
Construction
CONCRETE
Total area
7,652 SF
Lot
0.55 ac (23,958 SF)
APN
112-27-014F
UPID
US07-1187933
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
$3.65M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.20M
Blend (final)
Blend
$2.98M
Owner & transaction history
Alfred F Hancz · 4 yrs held
Alfred F Hancz
since 2022
Last sale
$2.9M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.0M
+59.7%
Warehouse, storage
$3.1M
+23.0%
Commercial (general)
$3.0M
+22.1%
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 Flagstaff submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Flagstaff 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
$3,525,000
ML approach
$3,650,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,480,000
Current use
RESTAURANT
$3,960,000
Change: +60% · Conversion: Moderate
WAREHOUSE, STORAGE
$3,050,000
Change: +23% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,030,000
Change: +22% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,270,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$2.98M
Range $2.68M – $3.28M · ±10% · vs last sale $2.89M (Jan 31 2022)
Last sale anchor
$2.89M
Jan 31 2022
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
$389 / 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
$17,814
Tax year 2023
Assessed value
$273,841
Assessed 2024
Previous assessed
$278,603
-1.7% YoY
Effective rate
6.51%
On assessed value
Assessed land
$54,406
Assessed improvement
$219,435
Land market value
$329,733
Improvement market value
$1,329,911
Total market value
$1,659,644
Applied tax rate
150.0000
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 (MULTI-STORY)
Status
Off-Market
Year built
2003
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Stories
2
Total area
7,652 SF
Lot
0.55 ac (23,958 SF)
APN
112-27-014F
UPID
US07-1187933
Jurisdiction
COCONINO
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.5M
RESTAURANT
Est. value
$4.0M
WAREHOUSE, STORAGE
Est. value
$3.1M
COMMERCIAL (GENERAL)
Est. value
$3.0M
AUTO REPAIR, GARAGE
Est. value
$2.3M
OFFICE BUILDING Current
RESTAURANT
WAREHOUSE, STORAGE
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
2003
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
2
Lot
0.55 ac
Current owner
From public records · entity-resolved
Alfred F Hancz
Individual
Mailing address
2050 MANNING AVE, LOS ANGELES, CA 90025-6314
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 6, 2022
—
Alfred F Hancz
—
Deed
related
$1,300,000 · Bbcn Bank
Jan 31, 2022
$2,890,000
Alfred F Hancz
1338 West Forest Meadows LLC
Special Warranty Deed
—
Jun 1, 2010
—
1338 West Forest Meadows Drive
Dixon Ventures INC
Warranty Deed
related
—
—
—
Dennis A Dixon
—
Deed Of Trust
related
$1,050,000 · Zions First National Bank
—
—
1338 West Forest Meadows Drive
—
Deed Of Trust
related
$4,258,152 · Mutual Of Omaha Bank
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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