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Property profile & analytics
OFF-MARKET
Estimated value
$2,400,000
Grocery and convenience stores
1485 Main St San Luis, AZ 85336-0665
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US07-0745673
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
2000
Construction
FRAME
Total area
4,032 SF
Lot
1.66 ac (72,484 SF)
Zoning code
C-2
APN
775-13-090
UPID
US07-0745673
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
-
Insta-Cash Auto Title Loans San Luis Loan Service
-
Quality Markets Grocery & Convenience Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.40M
CAP Approach
CAP
$2.23M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.40M
Owner & transaction history
Barry Goldwater Institure For Publi · 2 yrs held
Barry Goldwater Institure For Publi
since 2024
Last sale
$2.4M
7 recorded transactions
Zoning & alternative use
C-2 · San Luis, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of this zoning district is to provide a location for general business and commercial uses. The intent of this district is to allow for larger and more intense commercial uses to satisfy the broader retail and business needs of the community at large while providing for a broad range of commercial activities.
Zone name
Community Commercial
General category
COMMERCIAL
Zone area
585.31 ac
Source
Realmo
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 San Luis submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Luis 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
$2,400,000
ML approach
$2,400,000
CAP Approach
CAP Return
Estimation
6%
$2,415,000
6.5%
$2,230,000
7%
$2,070,000
Blend value · Realmo final
$2.40M
Range $2.16M – $2.64M · ±10% · vs last sale $2.40M (Jan 29 2024)
Last sale anchor
$2.40M
Jan 29 2024
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
$595 / 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
$16,556
Tax year 2023
Assessed value
$145,089
Assessed 2023
Previous assessed
$145,089
+0.0% YoY
Effective rate
11.41%
On assessed value
Assessed land
$10,926
Assessed improvement
$134,163
Land market value
$90,000
Improvement market value
$1,105,174
Total market value
$1,195,174
Applied tax rate
3,252.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
CONVENIENCE STORE
Status
Off-Market
Year built
2000
Construction
FRAME
Heating
NONE
Cooling
AC.PACKAGE
Buildings
3
Stories
1
Total area
4,032 SF
Lot
1.66 ac (72,484 SF)
Zoning code
C-2
APN
775-13-090
UPID
US07-0745673
Jurisdiction
YUMA
Zoning & alternative use
C-2 · San Luis, AZZoning C-2 · permitted uses
C-2 · San Luis, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of this zoning district is to provide a location for general business and commercial uses. The intent of this district is to allow for larger and more intense commercial uses to satisfy the broader retail and business needs of the community at large while providing for a broad range of commercial activities.
Zone name
Community Commercial
General category
COMMERCIAL
Zone area
585.31 ac
Source
Realmo
Building & site characteristics
From public records
Year built
2000
Construction
FRAME
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Lot
1.66 ac
Current owner
From public records · entity-resolved
Barry Goldwater Institure For Publi
Individual
Mailing address
4699 W 23RD LN, YUMA, AZ 85364-7842
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 29, 2024
—
Barry Goldwater Institure For Publi
Robert F Spaulding
Warranty Deed
—
Jan 29, 2024
$2,400,000
Quality Investment Properties LLC
Gi Holdings LLC
Warranty Deed
$1,800,000 · 1st Bank Yuma
Apr 29, 2021
—
Carol V Spaulding
—
Deed
related
$1,500,000 · 1st Bank Yuma
Feb 26, 2020
—
Robert F Spaulding
—
Deed
related
$300,000 · The Foothills Bank
Feb 13, 2009
—
Spaulding Family Trust
Pen Holdings LLC
Deed In Lieu Of Foreclosure
related
—
Jul 14, 1999
—
Pen Holdings LLC
San Luis Business Center LLC
Grant Deed
related
$175,000 · Td Loans INC
—
—
Pen Holdings LLC
—
Deed Of Trust
related
$704,809 · Spaulding Family Trust
—
—
Spaulding Family Trust
—
Loan Modification
related
$200,000 · Foothills Bk
—
—
Pen Holding LLC
—
Deed Of Trust
related
$100,000 · Spaulding Evelyn B Trust
—
—
Pen Holding LLC
—
Deed Of Trust
related
$400,000 · Robert & Carol Spaulding
—
—
Pen Holdings LLC
—
Deed Of Trust
related
$1,715,561 · Spaulding Family Trust (pt)
—
—
Pen Holdings LLC
—
Deed Of Trust
related
$1,324,000 · Rpia LLC
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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