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Property profile & analytics
OFF-MARKET
Estimated value
$2,765,000
Strip malls
16650 Palisades Blvd Fountain Hills, AZ 85268-3764
Entity Owned
10-yr Hold
Absentee Owner
Free & Clear
Property ID
US07-0175342
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2001
Construction
CONCRETE
Total area
20,760 SF
Lot
2.03 ac (88,237 SF)
Zoning code
C-2
APN
176-24-877
UPID
US07-0175342
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.90M
Blend (final)
Blend
$2.77M
Owner & transaction history
Cactus Investments LLC · 10 yrs held
Cactus Investments LLC
since 2015
4 recorded transactions
Zoning & alternative use
C-2 · Fountain Hills, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Fountain Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fountain Hills 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
NEIGHBORHOOD: SHOPPING CENTER
$4,495,000
Current use
Blend value · Realmo final
$2.77M
Range $2.49M – $3.04M · ±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
$133 / 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
$21,892
Tax year 2023
Assessed value
$534,633
Assessed 2024
Previous assessed
$543,762
-1.7% YoY
Effective rate
4.09%
On assessed value
Land market value
$869,000
Improvement market value
$2,371,200
Total market value
$3,240,200
Applied tax rate
982,421.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2001
Construction
CONCRETE
Heating
HEAT PUMP
Stories
1
Units
11
Total area
20,760 SF
Lot
2.03 ac (88,237 SF)
Zoning code
C-2
APN
176-24-877
UPID
US07-0175342
Jurisdiction
MARICOPA
Zoning & alternative use
C-2 · Fountain Hills, AZ
Zoning C-2 · permitted uses
C-2 · Fountain Hills, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fountain Hills. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$4.5M
NEIGHBORHOOD: SHOPPING CENTER Current
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
2001
Construction
CONCRETE
Heating
HEAT PUMP
Stories
1
Units
11
Lot
2.03 ac
Current owner
From public records · entity-resolved
Cactus Investments LLC
Entity
Free & Clear · 10 yrs held
Mailing address
7702 E DOUBLETREE RNCH RD STE #300, SCOTTSDALE, AZ 85258-2132
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 2, 2015
$2,401,000
Cactus Investments LLC
Tpp Jv Maricopa LLC
Grant Deed
—
Nov 1, 2012
$1,850,000
Tpp Jv Maricopa LLC
Us Bank NA 2006-hq8
Grant Deed
—
Mar 7, 2012
$1,900,000
Us Bank NA Series 2006-hq8
Ghidotti Michelle
Trustees Deed
related
—
Oct 20, 2005
$3,950,000
Fountain Hills Crossing LLC
The Crossings Of Fountain Hills LLC
Special Warranty Deed
$2,900,000 · Morgan Stanley Mortgage Capital INC
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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