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Property profile & analytics
FOR LEASE
Grocery and convenience stores
14175 W Indian School Rd Goodyear, AZ 85395
Individually Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US07-0406693
For Lease
1 / 9
$22,845,000
14175 W Indian School Rd, Goodyear, AZ 85395
View Listing →
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1997
Construction
CONCRETE
Total area
55,468 SF
Lot
11.82 ac (514,788 SF)
Zoning code
PAD
APN
501-70-957
UPID
US07-0406693
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
-
Mehta Sanjay DDS Dental Office
-
Yogurtini Cafe & Coffee Shop Take-out & Catering
-
Glby Paving General Contractor Construction Company
-
Spearhead Fire Equipment Co Production Facility Building Supply
-
The UPS Store Courier Service Postal Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$23.10M
Blend (final)
Blend
$22.85M
Owner & transaction history
Ly Tran · 6 yrs held
Ly Tran
since 2019
7 recorded transactions
Zoning & alternative use
PAD · Goodyear, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$31.6M
+69.5%
Auto repair, garage
$24.6M
+32.0%
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
RETAIL STORES
$18,660,000
Current use
RESTAURANT
$31,625,000
Change: +69% · Conversion: Easy
AUTO REPAIR, GARAGE
$24,630,000
Change: +32% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$17,520,000
Change: -6% · Conversion: Moderate
OFFICE BUILDING
$16,530,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$22.85M
Range $20.56M – $25.13M · ±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
$412 / 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
$238,879
Tax year 2023
Assessed value
$2,407,317
Assessed 2024
Previous assessed
$2,071,263
+16.2% YoY
Effective rate
9.92%
On assessed value
Land market value
$3,931,600
Improvement market value
$10,658,200
Total market value
$14,589,800
Applied tax rate
790,801.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
For Lease
Year built
1997
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Buildings
8
Stories
1
Units
8
Total area
55,468 SF
Lot
11.82 ac (514,788 SF)
Zoning code
PAD
APN
501-70-957
UPID
US07-0406693
Jurisdiction
MARICOPA
Zoning & alternative use
PAD · Goodyear, AZ
Zoning PAD · permitted uses
PAD · Goodyear, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Goodyear. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$18.7M
RESTAURANT
Est. value
$31.6M
AUTO REPAIR, GARAGE
Est. value
$24.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$17.5M
OFFICE BUILDING
Est. value
$16.5M
RETAIL STORES Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
OFFICE 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
1997
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
1
Buildings
8
Units
8
Lot
11.82 ac
Current owner
From public records · entity-resolved
Ly Tran
Individual
Mailing address
340 ROYAL POINCIANA WAY STE #316, PALM BEACH, FL 33480-4096
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 11, 2023
—
Sup I Palm Valley Marketplace LLC
—
Deed
related
$17,000,000 · Jackson National Life Insurance Company
Sep 24, 2019
—
Ly Tran
Tran,pamela
Quit Claim Deed
related
—
Aug 9, 2017
—
Sup I Palm Valley Marketplace
—
Deed
related
$14,000,000 · Miscellaneous Ins Co
May 31, 2017
$22,450,000
Sup I Palm Valley Marketpla
Columbia Palm Valley Marke
Grant Deed
—
Sep 25, 2008
$22,000,000
Columbia Palm Valley Marketplace Ll
Columbia Regency Retailpartners LLC
Special Warranty Deed
$11,000,000 · 40186 Mortgage Capital INC
Aug 30, 2001
$13,000,000
Columbia Regency Retail Partne
Suncor Development Co
Grant Deed
—
—
—
Sup I Palm Valley Marketplace
—
Deed Of Trust
related
$14,000,000 · Miscellaneous Ins Co
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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