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Property profile & analytics
OFF-MARKET
Estimated value
$1,835,000
Strip malls
18540 San Tan Blvd Queen Creek, AZ 85142-2250
Entity Owned
5-yr Hold
Free & Clear
Property ID
US07-1565556
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2014
Construction
STEEL FRAME
Total area
11,590 SF
Lot
1 ac (43,688 SF)
Zoning code
C-3
APN
304-89-011J
UPID
US07-1565556
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
-
Arizona Pain And Spine Institute Physician
-
Eva Liza Lim Physician
-
TEC Accessories Corporate Office
-
Signed By Jesus Law Firm
-
The Monster Card Shop (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.07M
Blend (final)
Blend
$1.84M
Owner & transaction history
Third Down LLC · 5 yrs held
Third Down LLC
since 2021
Last sale
$1.7M
4 recorded transactions
Zoning & alternative use
C-3 · Queen Creek, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of C-3 is to provide for a mixture of shopping, housing, recreation and employment opportunities to serve a regional market greater than the Town, Retail malls and power centers, auto dealers, major office centers, hospitals, apartments and condominiums and other similar larger scale and higher intensity uses are anticipated
Zone name
Regional Commercial Center District
General category
CIVIC_INSTITUTIONAL
Zone area
35.68 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 Queen Creek submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Queen Creek 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
$1,110,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$2,950,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$1.84M
Range $1.65M – $2.02M · ±10% · vs last sale $1.70M (Jan 4 2021)
Last sale anchor
$1.70M
Jan 4 2021
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
$158 / 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
$11,125
Tax year 2023
Assessed value
$223,065
Assessed 2024
Previous assessed
$189,584
+17.7% YoY
Effective rate
4.99%
On assessed value
Land market value
$222,600
Improvement market value
$1,129,307
Total market value
$1,351,907
Applied tax rate
800,041.0000
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
2014
Construction
STEEL FRAME
Heating
NONE
Stories
1
Total area
11,590 SF
Lot
1 ac (43,688 SF)
Zoning code
C-3
APN
304-89-011J
UPID
US07-1565556
Jurisdiction
MARICOPA
Zoning & alternative use
C-3 · Queen Creek, AZZoning C-3 · permitted uses
C-3 · Queen Creek, 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-3 is to provide for a mixture of shopping, housing, recreation and employment opportunities to serve a regional market greater than the Town, Retail malls and power centers, auto dealers, major office centers, hospitals, apartments and condominiums and other similar larger scale and higher intensity uses are anticipated
Zone name
Regional Commercial Center District
General category
CIVIC_INSTITUTIONAL
Zone area
35.68 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING
Est. value
$3.0M
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
2014
Construction
STEEL FRAME
Heating
NONE
Stories
1
Lot
1 ac
Current owner
From public records · entity-resolved
Third Down LLC
Entity
Free & Clear · 5 yrs held
Mailing address
6215 N CASA BLANCA DR, PARADISE VALLEY, AZ 85253-5310
Ownership since
2021
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
Jan 11, 2022
—
Third Down LLC
—
Deed
related
$1,306,500 · Midfirst Bank
Jan 4, 2021
$1,700,000
Third Down LLC
San Tan 3 Commercial LLC
Grant Deed
—
Jan 7, 2010
—
Selene Rmof Reo Acquisition II
Taylor Bean & Whitaker Mtg
Grant Deed
—
Aug 31, 2007
—
San Tan 3 Commercial LLC
San Tan 3 Commercial LLC
Quit Claim Deed
related
—
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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