1960 Main St Mesa, AZ 85201-6914
Entity Owned
5-yr Hold
~
Est. High Equity
Estimated value (blended)
$14.87M
Range $13.38M – $16.35M (±10%)
Implied cap rate
4.10%
In-place · NOI ÷ last sale
Property ID
US07-1652354
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2000
Construction
CONCRETE
Total area
55,260 SF
Lot
10.32 ac (449,711 SF)
Zoning code
GC
APN
135-48-044A
UPID
US07-1652354
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Restaurant Take-out & Catering
-
Cafe & Coffee Shop
-
Big Box & Wholesale Store
-
Pharmacy
-
Cinema (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$9.48M
Comparable Approach
Comparable
$14.86M
Blend (final)
Blend
$14.87M
Owner & transaction history
since 2021
Last sale
$15.0M
1 recorded transaction
Zoning & alternative use
GC · Mesa, AZ
Zoning description
se or display plants, shall not exceed 10,000 square feet. 3. Items displayed outdoors are limited to plants, soils, gravel, soil amendments and fertilizer. 4. Development standards shall comply with requirements of the…
General category
COMMERCIAL
Top alternative use upside
Auto repair, garage
$24.4M
+116.2%
Neighborhood: shopping center
$17.2M
+52.8%
Medical building
$14.5M
+28.5%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
6 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$14.87M
Value range
$13.38M – $16.35M
±10% around blend
Estimated value / SF
$269 / SF
Confidence
Low
3 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
30
$13.38M
blend $14.87M
$16.35M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
55,260 SF
Lot area
10.32 ac
Year built
2000
Stories
1
APN
135-48-044A
Assessed value
$2,914,348
Annual tax
$171,198
3
Income approach: direct capitalization
Partial preview
Income approach indication
$9.48M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$10.27M
@ 6.5% CAP return
$9.48M
@ 7% CAP return
$8.80M
4
Sales comparison
Partial preview
Sales approach indication
$19.11M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
32.3 mi away · 48,459 SF
32.3 mi away · 48,459 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$14.87M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 21 sales
$204
+32%
Submarket 152 sales
$262
+3%
County 968 sales
$336
-20%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $269/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+116%
vs current-use indication
Neighborhood: Shopping Center
Medical Building
Office Building
Retail Stores · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
4.10%
Implied, in-place cap rate for this grocery and convenience stores
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.10%
9.0%
NOI (est.)
$1.05M *
Last sale · Jan 2021
$15.00M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$25.61M
Move the market yield to see immediate price impact.
Value / SF
$463
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
3.60%4.10%4.60%
$945k
$26.25M
$23.05M
$20.54M
$1.05M
$29.17M
$25.61M
$22.83M
$1.16M
$32.08M
$28.17M
$25.11M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$13.97M
21.0 mi · Sep 2025 · $223/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$171,198
Tax year 2023
Assessed value
$2,914,348
Assessed 2024
Previous assessed
$2,548,776
+14.3% YoY
Effective rate
5.87%
On assessed value
Land market value
$6,536,600
Improvement market value
$11,126,115
Total market value
$17,662,715
Applied tax rate
41,000.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2000
Construction
CONCRETE
Heating
NONE
Buildings
4
Stories
1
Units
4
Total area
55,260 SF
Lot
10.32 ac (449,711 SF)
Zoning code
GC
APN
135-48-044A
UPID
US07-1652354
Jurisdiction
MARICOPA
Zoning & alternative use
GC · Mesa, AZZoning GC · permitted uses
GC · Mesa, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
se or display plants, shall not exceed 10,000 square feet. 3. Items displayed outdoors are limited to plants, soils, gravel, soil amendments and fertilizer. 4. Development standards shall comply with requirements of the…
General category
COMMERCIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2000
Construction
CONCRETE
Heating
NONE
Stories
1
Buildings
4
Units
4
Lot
10.32 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
GC
COMMERCIAL
Jurisdiction
Mesa, AZ
Recorded code
GC
Official district
GC
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for GC in Mesa, AZ.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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