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Property profile & analytics
OFF-MARKET
Estimated value
$1,745,000
Investment properties
1449 State Rte 89a, Sedona, AZ 86336-5766
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US07-0924944
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1979
Construction
STEEL FRAME
Total area
5,050 SF
Lot
0.28 ac (12,197 SF)
APN
408-26-019A
UPID
US07-0924944
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
-
The Melting Point Art Gallery Tour Operator
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.81M
CAP Approach
CAP
$1.05M
Comparable Approach
Comparable
$1.39M
Blend (final)
Blend
$1.75M
Owner & transaction history
Justin Littonford LLC · 2 yrs held
Justin Littonford LLC
since 2023
Last sale
$1.9M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.3M
+157.4%
Restaurant
$1.7M
+86.5%
Medical building
$1.1M
+22.6%
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 Sedona submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sedona 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
$1,720,000
ML approach
$1,810,000
CAP Approach
CAP Return
Estimation
6%
$1,135,000
6.5%
$1,050,000
7%
$975,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,305,000
Change: +157% · Conversion: Easy
RESTAURANT
$1,670,000
Change: +87% · Conversion: Difficult
MEDICAL BUILDING
$1,100,000
Change: +23% · Conversion: Easy
Blend value · Realmo final
$1.75M
Range $1.57M – $1.92M · ±10% · vs last sale $1.90M (Jul 12 2023)
Last sale anchor
$1.90M
Jul 12 2023
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
$346 / 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
$6,801
Tax year 2022
Assessed value
$193,454
Assessed 2025
Previous assessed
$186,614
+3.7% YoY
Effective rate
3.52%
On assessed value
Assessed land
$76,685
Assessed improvement
$116,769
Land market value
$426,027
Improvement market value
$648,717
Total market value
$1,074,744
Applied tax rate
980.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1979
Construction
STEEL FRAME
Heating
OTHER
Cooling
AC.PACKAGE
Buildings
2
Stories
1
Total area
5,050 SF
Lot
0.28 ac (12,197 SF)
APN
408-26-019A
UPID
US07-0924944
Jurisdiction
YAVAPAI
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
RETAIL STORES
Est. value
$2.3M
RESTAURANT
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$1.1M
RETAIL STORES
RESTAURANT
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
1979
Construction
STEEL FRAME
Heating
OTHER
Cooling
Yes
Stories
1
Buildings
2
Lot
0.28 ac
Current owner
From public records · entity-resolved
Justin Littonford LLC
Entity
Mailing address
1449 W STATE RTE 89A, SEDONA, AZ 86336-5766
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
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
Jul 12, 2023
$1,900,000
Justin Littonford LLC
Hideaway Arts LLC
Special Warranty Deed
$962,500 · Integro Bank
Jul 12, 2023
—
Justin Littenford LLC
—
Deed
related
$790,000 · The Mortgage Capital Development Corp
Jan 3, 2014
$1,190,000
Hideaway Arts LLC
Plaza Rentals LLC
Grant Deed
—
Jan 17, 2013
—
Plaza Rentals LLC
Sedona Pastimes INC
Quit Claim Deed
related
—
Jul 18, 2005
$800,000
Ornelia Faccin
Happe Achers Trust
Warranty Deed
—
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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