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Property profile & analytics
OFF-MARKET
Estimated value
$1,115,000
Office buildings
21321 Ocotillo Rd Ste 111 Queen Creek, AZ 85142-5993
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US07-1534878
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2007
Construction
STEEL FRAME
Total area
4,432 SF
Lot
0.05 ac (2,205 SF)
Zoning code
C-2
APN
314-03-926
UPID
US07-1534878
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.12M
Blend (final)
Blend
$1.12M
Owner & transaction history
East Valley Commercial LLC · 13 yrs held
East Valley Commercial LLC
since 2012
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
Retail stores
$1.5M
+40.7%
Neighborhood: shopping center
$1.4M
+32.1%
Medical building
$1.1M
+6.5%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,060,000
Current use
RETAIL STORES
$1,490,000
Change: +41% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,400,000
Change: +32% · Conversion: Difficult
MEDICAL BUILDING
$1,130,000
Change: +6% · Conversion: Easy
WAREHOUSE, STORAGE
$905,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.12M
Range $1.00M – $1.23M · ±10%
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
$252 / 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
$4,437
Tax year 2023
Assessed value
$102,350
Assessed 2024
Previous assessed
$89,369
+14.5% YoY
Effective rate
4.34%
On assessed value
Land market value
$124,000
Improvement market value
$496,300
Total market value
$620,300
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2007
Construction
STEEL FRAME
Heating
HEAT PUMP
Stories
1
Total area
4,432 SF
Lot
0.05 ac (2,205 SF)
Zoning code
C-2
APN
314-03-926
UPID
US07-1534878
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
OFFICE BUILDING Current
Est. value
$1.1M
RETAIL STORES
Est. value
$1.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$905,000
OFFICE BUILDING Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
2007
Construction
STEEL FRAME
Heating
HEAT PUMP
Stories
1
Lot
0.05 ac
Current owner
From public records · entity-resolved
East Valley Commercial LLC
Entity
Mailing address
20261 E OCOTILLO RD STE #114, QUEEN CREEK, AZ 85142-8806
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2012
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
Nov 27, 2012
—
East Valley Commercial LLC
American West Const & Dev Corp
Grant Deed
—
Jun 12, 2012
$1,410,000
American West Const & Dev Corp
Atc Realty Sixteen INC
Grant Deed
—
Nov 12, 2010
$15,561,412
Atc Realty Nine INC
Migliaccio,michael
Trustees Deed
—
Apr 22, 2008
—
V-2 Properties Lc
Queen Creek Prof Village Dev L
Grant Deed
—
—
—
East Valley Commercial LLC
—
Deed Of Trust
related
$115,342 · Spectrum Financial
—
—
East Valley Commercial LLC
—
Deed Of Trust
related
$206,500 · Bmo Harris Bank
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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