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Property profile & analytics
OFF-MARKET
Estimated value
$4,385,000
Strip malls
1940 Alma School Rd Chandler, AZ 85286-7079
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US07-0140568
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2003
Construction
CONCRETE
Total area
7,835 SF
Lot
0.99 ac (43,300 SF)
Zoning code
PAD
APN
303-26-982
UPID
US07-0140568
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
-
Happy Cleaners and Tailors (Bike/Boat/Book/etc) Store
-
Banner Health Clinic Medical Clinic
-
Desert Vascular Specialists Medical Clinic
-
Arizona Vascular Surgery Consultants Medical Clinic Hospital
-
Arizona Brick Co. (Bike/Boat/Book/etc) Store Arcade & Gaming Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.97M
Blend (final)
Blend
$4.39M
Owner & transaction history
Pearl Km LLC · 3 yrs held
Pearl Km LLC
since 2023
Last sale
$4.4M
7 recorded transactions
Zoning & alternative use
PAD · Chandler, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
rezoning classification to be sought by, or to be applicable to, private interests for off-airport parcels or uses. Off-airport uses shall be considered under other zoning designations, such as Planned Area Development (PAD), as appropriate to particular needs and circumstances. (Ord. No. 3063, § 3, 11-18-99) 35-3101. - Uses permitted. The following uses sha…
Zone name
Planned Area Development
General category
RESIDENTIAL
Zone area
27,277.66 ac
Source
code of ordinances
Top alternative use upside
Commercial (general)
$6.3M
+26.4%
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 Chandler submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Chandler 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
$4,330,000
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
$4,975,000
Current use
COMMERCIAL (GENERAL)
$6,290,000
Change: +26% · Conversion: Easy
RESTAURANT
$4,065,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$4.39M
Range $3.95M – $4.82M · ±10% · vs last sale $4.40M (May 8 2023)
Last sale anchor
$4.40M
May 8 2023
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
$560 / 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
$16,947
Tax year 2023
Assessed value
$370,173
Assessed 2024
Previous assessed
$311,270
+18.9% YoY
Effective rate
4.58%
On assessed value
Land market value
$1,082,500
Improvement market value
$1,160,976
Total market value
$2,243,476
Applied tax rate
800,300.0000
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
2003
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Stories
1
Total area
7,835 SF
Lot
0.99 ac (43,300 SF)
Zoning code
PAD
APN
303-26-982
UPID
US07-0140568
Jurisdiction
MARICOPA
Zoning & alternative use
PAD · Chandler, AZZoning PAD · permitted uses
PAD · Chandler, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
rezoning classification to be sought by, or to be applicable to, private interests for off-airport parcels or uses. Off-airport uses shall be considered under other zoning designations, such as Planned Area Development (PAD), as appropriate to particular needs and circumstances. (Ord. No. 3063, § 3, 11-18-99) 35-3101. - Uses permitted. The following uses shall be permitted within the AP-1 zoning district as principal uses: (1) Airport stru
Zone name
Planned Area Development
General category
RESIDENTIAL
Zone area
27,277.66 ac
Source
code of ordinances
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$5.0M
COMMERCIAL (GENERAL)
Est. value
$6.3M
RESTAURANT
Est. value
$4.1M
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
RESTAURANT
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
2003
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
1
Lot
0.99 ac
Current owner
From public records · entity-resolved
Pearl Km LLC
Entity
Mailing address
6000 IRONTON DR, WEST RICHLAND, WA 99353-8291
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 8, 2023
$4,400,000
Pearl Km LLC
Timothy Preston
Special Warranty Deed
$1,334,217 · Desert Financial Cu
Apr 7, 2023
—
Matcls LLC
Matcls Investors
Re-recorded Document
related
—
Dec 21, 2020
$1,770,000
Ives Property Investments LLC
Plv Investments LLC
Special Warranty Deed
$1,239,000 · Desert Financial Cu
Feb 11, 2020
—
Plv Investments LLC
—
Deed
related
$830,000 · First Fidelity Bank
Nov 20, 2018
—
Matcls LLC
Matcls Investors
Quit Claim Deed
—
Apr 4, 2017
—
Helwick 2004 Trust
—
Loan Modification
related
$2,115,000 · Redwood Cu
Oct 25, 2011
—
Rps Investments INC
Real Property Solutions INC
Grant Deed
—
Apr 11, 2008
$50,000
Helwick 2004 Trust
Senia,frank C
Grant Deed
—
Jan 27, 2006
$175,000
Lisa Beach
Requarth Family
Grant Deed
—
Jan 27, 2006
$73,684
Wendy Gurwitz
Requarth Family
Grant Deed
—
Jan 27, 2006
$221,052
Jonathan L Mcclelland
Requarth Family
Grant Deed
—
Jan 27, 2006
—
Thanksgiving Trust
Beach,lisa
Quit Claim Deed
related
—
Nov 10, 2005
$50,000
Timothy Preston
Requarth Family
Grant Deed
—
Nov 7, 2005
$598,684
Robert E Gloeckner
Requarth Family
Grant Deed
—
Aug 19, 2005
$4,200,000
Helwick 2004 Trust
Cooper Wilson LLC
Grant Deed
$2,100,000 · Sonoma National Bank
—
—
Helwick 2004 Trust
—
Deed Of Trust
related
$2,115,000 · Redwood Cu
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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