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Property profile & analytics
OFF-MARKET
Estimated value
$8,235,000
Day care centers
2105 Germann Rd, Chandler, AZ 85286-6802
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US07-2443967
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2020
Total area
20,989 SF
Lot
3.22 ac (140,175 SF)
Zoning code
PCO
APN
303-36-934
UPID
US07-2443967
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
-
Creme de la Creme High School Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.46M
Blend (final)
Blend
$8.24M
Owner & transaction history
Cdlc Early Learning LLC · 2 yrs held
Cdlc Early Learning LLC
since 2023
Last sale
$10.0M
4 recorded transactions
Zoning & alternative use
PCO · Chandler, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$13.3M
+126.4%
Restaurant
$10.9M
+85.1%
Retail stores
$9.5M
+61.2%
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
$7,855,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$5,885,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$13,325,000
Change: +126% · Conversion: Difficult
RESTAURANT
$10,895,000
Change: +85% · Conversion: Difficult
RETAIL STORES
$9,485,000
Change: +61% · Conversion: Difficult
AUTO REPAIR, GARAGE
$8,080,000
Change: +37% · Conversion: Difficult
Blend value · Realmo final
$8.24M
Range $7.41M – $9.06M · ±10% · vs last sale $10.00M (Dec 18 2023)
Last sale anchor
$10.00M
Dec 18 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
$392 / 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
$67,739
Tax year 2023
Assessed value
$1,162,674
Assessed 2024
Previous assessed
$981,937
+18.4% YoY
Effective rate
5.83%
On assessed value
Land market value
$1,976,100
Improvement market value
$5,070,407
Total market value
$7,046,507
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2020
Heating
NONE
Stories
1
Total area
20,989 SF
Lot
3.22 ac (140,175 SF)
Zoning code
PCO
APN
303-36-934
UPID
US07-2443967
Jurisdiction
MARICOPA
Zoning & alternative use
PCO · Chandler, AZ
Zoning PCO · permitted uses
PCO · Chandler, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Chandler. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$5.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$13.3M
RESTAURANT
Est. value
$10.9M
RETAIL STORES
Est. value
$9.5M
AUTO REPAIR, GARAGE
Est. value
$8.1M
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
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
2020
Heating
NONE
Stories
1
Lot
3.22 ac
Current owner
From public records · entity-resolved
Cdlc Early Learning LLC
Entity
Mailing address
2727 N HARWOOD ST STE #300, DALLAS, TX 75201-2407
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 18, 2023
—
Cdlc Early Learning LLC
Spirit Realty L P
Lease
—
Dec 18, 2023
$10,000,000
Spirit Realty LP
Creme De La Creme Chandler LLC
Special Warranty Deed
—
Aug 20, 2020
—
Creme De La Creme INC
—
Deed
related
$6,500,000 · Alpine Capital Bank
May 30, 2019
$1,850,000
Creme De La Creme Chandler
Lines Brothers Farms LLC
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.
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