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Property profile & analytics
OFF-MARKET
Estimated value
$7,450,000
Strip malls
13560 Van Buren St Goodyear, AZ 85338-1169
Entity Owned
Free & Clear
Property ID
US07-0971262
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2005
Construction
CONCRETE
Total area
14,359 SF
Lot
6.84 ac (297,781 SF)
Zoning code
C-2
APN
500-03-003M
UPID
US07-0971262
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
-
Kiss & Makeup AVON Beauty Boutique Cosmetic Store
-
PeopleReady Employment Agency
-
AFRICAN MARKET 3D'S DISCOUNT STORE African Goods Store
-
Gold Star Nail & Spa Nail Salon
-
Precious Home Services Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.31M
Blend (final)
Blend
$7.45M
Owner & transaction history
Tractor Supply Company West LLC
Tractor Supply Company West LLC
since 2025
7 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
Commercial (general)
$11.5M
+154.1%
Restaurant
$8.2M
+80.5%
Auto repair, garage
$6.4M
+40.6%
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
$6,385,000
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
$4,535,000
Current use
COMMERCIAL (GENERAL)
$11,525,000
Change: +154% · Conversion: Easy
RESTAURANT
$8,185,000
Change: +81% · Conversion: Difficult
AUTO REPAIR, GARAGE
$6,375,000
Change: +41% · Conversion: Difficult
RETAIL STORES
$4,830,000
Change: +7% · Conversion: Easy
Blend value · Realmo final
$7.45M
Range $6.71M – $8.20M · ±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
$519 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$102,865
Tax year 2022
Assessed value
$1,945,383
Assessed 2024
Previous assessed
$1,678,818
+15.9% YoY
Effective rate
5.29%
On assessed value
Land market value
$2,360,700
Improvement market value
$9,429,500
Total market value
$11,790,200
Applied tax rate
440,800.0000
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
Off-Market
Year built
2005
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Buildings
4
Stories
1
Units
4
Total area
14,359 SF
Lot
6.84 ac (297,781 SF)
Zoning code
C-2
APN
500-03-003M
UPID
US07-0971262
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
$4.5M
COMMERCIAL (GENERAL)
Est. value
$11.5M
RESTAURANT
Est. value
$8.2M
AUTO REPAIR, GARAGE
Est. value
$6.4M
RETAIL STORES
Est. value
$4.8M
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
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
2005
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
1
Buildings
4
Units
4
Lot
6.84 ac
Current owner
From public records · entity-resolved
Tractor Supply Company West LLC
Entity
Free & Clear · 0 yrs held
Mailing address
3720 S SUSAN ST STE #100, SANTA ANA, CA 92704-6957
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 6, 2025
—
Tractor Supply Company West LLC
Deerwood Strategic Partners LLC
Deed
—
Jan 27, 2022
—
Deerwood Strategic Parthers LLC
—
Deed
related
$5,950,000 · Wells Fargo Bank NA
Nov 12, 2021
$9,800,000
Deerwood Strategic Partners LLC
Dhir Capital Az LLC
Warranty Deed
—
Jul 20, 2018
$7,040,000
Dhir Capital Az LLC
6601 Convoy Ct LLC
Grant Deed
$4,928,000 · Bank Of The West
Jun 27, 2018
—
6601 Convoy Ct LLC
—
Grant Deed
related
$3,000,000 · Farmers & Merchants Bk/lng Bch
Jun 17, 2014
$3,550,000
6601 Convoy Ct LLC
First Finl Collateral INC
Grant Deed
$3,007,000 · A10 Cap
Jan 24, 2013
$10
First Finl Collateral INC
First Financial Bank NA
Warranty Deed
—
Aug 3, 2011
—
First Financial Collateral INC
First Finl Bk
Quit Claim Deed
—
Jul 27, 2011
$3,447,000
Finl Bk First
Minkin,ethan B
Trustees Deed
related
—
Dec 15, 2005
$10,800,000
Valley Market
Central Marketplace LLC
Grant Deed
$8,000,000 · Irwin Union Bank Fsb
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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