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Property profile & analytics
OFF-MARKET
Estimated value
$765,000
Office buildings
1770 Villa Dr Cottonwood, AZ 86326-4647
Entity Owned
23-yr Hold
~
Est. High Equity
Property ID
US07-0078091
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2001
Construction
STEEL FRAME
Total area
4,984 SF
Lot
0.21 ac (9,148 SF)
APN
406-55-025
UPID
US07-0078091
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
-
Bayless Dennis P Law Firm
-
Verde Valley Sanctuary Legal Law Firm
-
Mahon Accounting & Tax Service Accounting Firm Tax Preparation
-
Kristie L. Kreutzfeld, DC Alternative Medicine Practice
-
Acupuncture & Chinese Medicine Alternative Medicine Practice Acupuncture
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$803k
Blend (final)
Blend
$765k
Owner & transaction history
Mahons Hidden Cove LLC · 23 yrs held
Mahons Hidden Cove LLC
since 2003
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.1M
+43.4%
Auto repair, garage
$915,000
+20.9%
Commercial (general)
$885,000
+17.0%
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 Cottonwood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cottonwood 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
OFFICE BUILDING
$755,000
Current use
MEDICAL BUILDING
$1,085,000
Change: +43% · Conversion: Easy
AUTO REPAIR, GARAGE
$915,000
Change: +21% · Conversion: Difficult
COMMERCIAL (GENERAL)
$885,000
Change: +17% · Conversion: Easy
RETAIL STORES
$875,000
Change: +16% · Conversion: Moderate
WAREHOUSE, STORAGE
$680,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$765k
Range $689k – $842k · ±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
$153 / 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
$5,459
Tax year 2022
Assessed value
$185,895
Assessed 2025
Previous assessed
$182,069
+2.1% YoY
Effective rate
2.94%
On assessed value
Assessed land
$8,860
Assessed improvement
$177,035
Land market value
$49,225
Improvement market value
$983,526
Total market value
$1,032,751
Applied tax rate
630.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2001
Construction
STEEL FRAME
Heating
OTHER
Cooling
AC.PACKAGE
Stories
1
Total area
4,984 SF
Lot
0.21 ac (9,148 SF)
APN
406-55-025
UPID
US07-0078091
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
OFFICE BUILDING Current
Est. value
$755,000
MEDICAL BUILDING
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$915,000
COMMERCIAL (GENERAL)
Est. value
$885,000
RETAIL STORES
Est. value
$875,000
WAREHOUSE, STORAGE
Est. value
$680,000
OFFICE BUILDING Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
WAREHOUSE, STORAGE
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
STEEL FRAME
Heating
OTHER
Cooling
Yes
Stories
1
Lot
0.21 ac
Current owner
From public records · entity-resolved
Mahons Hidden Cove LLC
Entity
Mailing address
1770 E VILLA DR STE #1, COTTONWOOD, AZ 86326-4647
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2003
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 3, 2003
—
Mahons Hidden Cove LLC
Mahon,a J & Paula J
Quit Claim Deed
related
$380,000 · Bank Of America
Dec 15, 2000
$109,464
Mahon A J
Chicago Title Insurance Ttee
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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