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Property profile & analytics
OFF-MARKET
Estimated value
$6,800,000
Outlet malls
16480 Yuma Rd Goodyear, AZ 85338-3102
Entity Owned
7-yr Hold
Free & Clear
Property ID
US07-2467847
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2018
Construction
CONCRETE
Total area
25,041 SF
Lot
2.91 ac (126,574 SF)
Zoning code
C-2
APN
500-96-955
UPID
US07-2467847
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
-
Goodwill Retail Store and Donation Center - Yuma & Sarival Discount Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.88M
Blend (final)
Blend
$6.80M
Owner & transaction history
Mh Sherman Co · 7 yrs held
Mh Sherman Co
since 2018
1 recorded transaction
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
Auto repair, garage
$11.1M
+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
$8,425,000
Current use
AUTO REPAIR, GARAGE
$11,120,000
Change: +32% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$7,910,000
Change: -6% · Conversion: Moderate
Blend value · Realmo final
$6.80M
Range $6.12M – $7.48M · ±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
$272 / 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
$44,844
Tax year 2023
Assessed value
$716,695
Assessed 2024
Previous assessed
$600,746
+19.3% YoY
Effective rate
6.26%
On assessed value
Land market value
$1,390,400
Improvement market value
$2,953,209
Total market value
$4,343,609
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
2018
Construction
CONCRETE
Heating
NONE
Stories
1
Total area
25,041 SF
Lot
2.91 ac (126,574 SF)
Zoning code
C-2
APN
500-96-955
UPID
US07-2467847
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
RETAIL STORES Current
Est. value
$8.4M
AUTO REPAIR, GARAGE
Est. value
$11.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.9M
RETAIL STORES Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
2018
Construction
CONCRETE
Heating
NONE
Stories
1
Lot
2.91 ac
Current owner
From public records · entity-resolved
Mh Sherman Co
Entity
Free & Clear · 7 yrs held
Mailing address
567 SAN NICOLAS DR STE #220, NEWPORT BEACH, CA 92660-6510
Ownership since
2018
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
Oct 26, 2018
$6,700,000
Mh Sherman Co
Oefsm LLC
Grant 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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