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Property profile & analytics
OFF-MARKET
Estimated value
$10,180,000
Individual retail properties
1382 Cotton Ln Goodyear, AZ 85338-4657
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US07-2295401
Property profile
Verified
Property type
Individual retail properties
Use group
GYM, HEALTH SPA
Year built
2009
Construction
CONCRETE
Total area
42,532 SF
Lot
2.81 ac (122,462 SF)
Zoning code
PAD
APN
502-43-952
UPID
US07-2295401
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
-
Esporta Fitness Gym & Fitness Center
-
360 Physical Therapy - Goodyear Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$10.18M
Blend (final)
Blend
$10.18M
Owner & transaction history
Joseph Gustin Arnold · 3 yrs held
Joseph Gustin Arnold
since 2022
1 recorded transaction
Zoning & alternative use
PAD · Goodyear, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The PAD zone is to provide accommodate, encourage and promote developments with innovative design involving residential and nonresidential land uses, which together form an attractive, harmonious unit in the community
Zone name
Planned Area Development
General category
RESIDENTIAL
Zone area
60,521.59 ac
Source
Realmo
Top alternative use upside
Retail stores
$14.3M
+23.5%
Neighborhood: shopping center
$13.4M
+15.9%
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
GYM, HEALTH SPA
$11,585,000
Current use
RETAIL STORES
$14,310,000
Change: +23% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$13,430,000
Change: +16% · Conversion: Difficult
OFFICE BUILDING
$11,215,000
Change: -3% · Conversion: Difficult
MEDICAL BUILDING
$10,830,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$10.18M
Range $9.16M – $11.20M · ±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
$239 / 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
$142,995
Tax year 2023
Assessed value
$1,570,784
Assessed 2024
Previous assessed
$1,363,213
+15.2% YoY
Effective rate
9.10%
On assessed value
Land market value
$842,700
Improvement market value
$8,677,200
Total market value
$9,519,900
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
Individual retail properties
Use group
GYM, HEALTH SPA
Status
Off-Market
Year built
2009
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Stories
1
Total area
42,532 SF
Lot
2.81 ac (122,462 SF)
Zoning code
PAD
APN
502-43-952
UPID
US07-2295401
Jurisdiction
MARICOPA
Zoning & alternative use
PAD · Goodyear, AZZoning PAD · permitted uses
PAD · Goodyear, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The PAD zone is to provide accommodate, encourage and promote developments with innovative design involving residential and nonresidential land uses, which together form an attractive, harmonious unit in the community
Zone name
Planned Area Development
General category
RESIDENTIAL
Zone area
60,521.59 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
GYM, HEALTH SPA Current
Est. value
$11.6M
RETAIL STORES
Est. value
$14.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$13.4M
OFFICE BUILDING
Est. value
$11.2M
MEDICAL BUILDING
Est. value
$10.8M
GYM, HEALTH SPA Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
2009
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
1
Lot
2.81 ac
Current owner
From public records · entity-resolved
Joseph Gustin Arnold
Individual
Mailing address
5314 LA CRESCENTA AVE, LA CRESCENTA, CA 91214-1401
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 18, 2022
—
Joseph Gustin Arnold
—
Deed
related
$2,500,000 · Keypoint Cu
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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