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Property profile & analytics
OFF-MARKET
Estimated value
$9,960,000
Distribution centers
20645 28th St Phoenix, AZ 85050-4627
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US07-1600560
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
2005
Construction
CONCRETE
Total area
31,963 SF
Lot
2.52 ac (109,771 SF)
Zoning code
CP/GCP
APN
213-12-016A
UPID
US07-1600560
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
-
M Culinary Concepts Take-out & Catering Catering Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$11.07M
Blend (final)
Blend
$9.96M
Owner & transaction history
Rds Kvp Investors LLC · 3 yrs held
Rds Kvp Investors LLC
since 2023
Last sale
$8.9M
7 recorded transactions
Zoning & alternative use
CP/GCP · Phoenix, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$13.5M
+62.8%
Office building
$9.6M
+15.6%
Retail stores
$9.5M
+14.8%
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 Phoenix submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Phoenix 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
$10,195,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$8,295,000
Current use
AUTO REPAIR, GARAGE
$13,505,000
Change: +63% · Conversion: Easy
OFFICE BUILDING
$9,590,000
Change: +16% · Conversion: Difficult
RETAIL STORES
$9,525,000
Change: +15% · Conversion: Moderate
MEDICAL BUILDING
$8,485,000
Change: +2% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$8,135,000
Change: -2% · Conversion: Moderate
Blend value · Realmo final
$9.96M
Range $8.96M – $10.96M · ±10% · vs last sale $8.89M (Mar 23 2023)
Last sale anchor
$8.89M
Mar 23 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
$312 / 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
$51,569
Tax year 2023
Assessed value
$926,442
Assessed 2024
Previous assessed
$546,499
+69.5% YoY
Effective rate
5.57%
On assessed value
Land market value
$907,200
Improvement market value
$4,707,600
Total market value
$5,614,800
Applied tax rate
691,300.0000
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
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
Off-Market
Year built
2005
Construction
CONCRETE
Heating
HEAT PUMP
Cooling
EVAPORATIVE
Stories
1
Total area
31,963 SF
Lot
2.52 ac (109,771 SF)
Zoning code
CP/GCP
APN
213-12-016A
UPID
US07-1600560
Jurisdiction
MARICOPA
Zoning & alternative use
CP/GCP · Phoenix, AZ
Zoning CP/GCP · permitted uses
CP/GCP · Phoenix, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Phoenix. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$8.3M
AUTO REPAIR, GARAGE
Est. value
$13.5M
OFFICE BUILDING
Est. value
$9.6M
RETAIL STORES
Est. value
$9.5M
MEDICAL BUILDING
Est. value
$8.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.1M
WAREHOUSE, STORAGE Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
2005
Construction
CONCRETE
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Lot
2.52 ac
Current owner
From public records · entity-resolved
Rds Kvp Investors LLC
Entity
Mailing address
9701 WILSHIRE BLVD STE #1110, BEVERLY HILLS, CA 90212-2011
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 23, 2023
$8,890,000
Rds Kvp Investors LLC
M Culinary Concepts LLC
Special Warranty Deed
$5,200,000 · East West Bank
Nov 9, 2018
—
M Culinary Concepts LLC
—
Deed
related
$2,000,000 · Enterprise Bank & Trust
Sep 21, 2017
—
M Culinary Concepts LLC
—
Deed
related
$1,879,000 · Enterprise Bk
Nov 9, 2012
—
M Culinary Concepts LLC
Bistro America LLC
Warranty Deed
$1,500,000 · Enterprise Bank & Trust
May 10, 2005
$1,069,275
Bistro America LLC
Mohawk Rose LLC
Special Warranty Deed
$2,432,269 · Wells Fargo Bank NA
Feb 6, 2004
$875,000
Mohawk Rose LLC
Phillips,lora A
Warranty Deed
$1,200,000 · National Bank Arizona
—
—
M Culinary Concepts LLC
—
Loan Modification
related
$1,879,000 · Enterprise Bk
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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