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Property profile & analytics
OFF-MARKET
Estimated value
$5,005,000
Outlet malls
21244 Ocotillo Rd Queen Creek, AZ 85142-9667
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US07-1821270
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2019
Total area
15,639 SF
Lot
1.63 ac (71,051 SF)
Zoning code
C-2
APN
304-67-934
UPID
US07-1821270
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
-
KeyExpress Locksmiths Locksmith (Bike/Boat/Book/etc) Store
-
Harbor Freight Tools Building Supply Hardware & Home Improvement
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.04M
Comparable Approach
Comparable
$6.61M
Blend (final)
Blend
$5.01M
Owner & transaction history
Arctrust Phoenix Dst · 2 yrs held
Arctrust Phoenix Dst
since 2023
Last sale
$4.6M
6 recorded transactions
Zoning & alternative use
C-2 · Queen Creek, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of C-2 is to provide General commercial activities designed to serve the community such as repair shops, wholesale businesses, warehousing, and limited retail sales, with some outdoor display of goods, but limited outdoor operations
Zone name
General Commercial District
General category
COMMERCIAL
Zone area
882.60 ac
Source
Realmo
Top alternative use upside
Auto repair, garage
$6.9M
+32.0%
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
$4,705,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,285,000
6.5%
$3,035,000
7%
$2,815,000
Alternative Use
Use
Estimation
RETAIL STORES
$5,260,000
Current use
AUTO REPAIR, GARAGE
$6,945,000
Change: +32% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,940,000
Change: -6% · Conversion: Moderate
Blend value · Realmo final
$5.01M
Range $4.50M – $5.51M · ±10% · vs last sale $4.61M (Aug 23 2023)
Last sale anchor
$4.61M
Aug 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
$320 / 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
$41,812
Tax year 2023
Assessed value
$688,609
Assessed 2024
Previous assessed
$688,609
+0.0% YoY
Effective rate
6.07%
On assessed value
Land market value
$2,061,900
Improvement market value
$2,111,490
Total market value
$4,173,390
Applied tax rate
952,501.0000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
2019
Heating
NONE
Stories
1
Total area
15,639 SF
Lot
1.63 ac (71,051 SF)
Zoning code
C-2
APN
304-67-934
UPID
US07-1821270
Jurisdiction
MARICOPA
Zoning & alternative use
C-2 · Queen Creek, AZZoning C-2 · permitted uses
C-2 · 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-2 is to provide General commercial activities designed to serve the community such as repair shops, wholesale businesses, warehousing, and limited retail sales, with some outdoor display of goods, but limited outdoor operations
Zone name
General Commercial District
General category
COMMERCIAL
Zone area
882.60 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$5.3M
AUTO REPAIR, GARAGE
Est. value
$6.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.9M
RETAIL STORES Current
AUTO REPAIR, GARAGE
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
2019
Heating
NONE
Stories
1
Lot
1.63 ac
Current owner
From public records · entity-resolved
Arctrust Phoenix Dst
Individual
Mailing address
1401 BROAD ST, CLIFTON, NJ 07013-4236
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 23, 2023
$1,937,000
Arctrust Phoenix Dst
Peoria Deer Valley LLC
Special Warranty Deed
—
Aug 23, 2023
$4,605,000
Arctrust Phoenix Dst
Queen Creek Cornerstone LLC
Special Warranty Deed
—
Dec 23, 2019
—
Queen Creek Cornerstone LLC
—
Deed
related
$2,177,560 · Provident Bk
Oct 29, 2019
$3,959,200
Queen Creek Cornerstone LLC
Qcoct18 LLC
Grant Deed
—
Apr 27, 2018
$875,000
Qcoct18 LLC
Wdp Town Center LLC
Special Warranty Deed
$2,979,173 · Stearns Bank NA
—
—
Queen Creek Cornerstone LLC
—
Deed Of Trust
related
$2,177,560 · Provident 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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