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Property profile & analytics
OFF-MARKET
Estimated value
$7,000,000
Distribution centers
21575 11th Pl Phoenix, AZ 85024-2329
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US07-2278682
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
2020
Total area
19,170 SF
Lot
1.41 ac (61,559 SF)
Zoning code
A-1
APN
213-05-939
UPID
US07-2278682
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
-
SkyGloss | Deer Valley, AZ Auto Repair Shop
-
Modern Shade Xpress Corp. (Bike/Boat/Book/etc) Store Home Decor Store
-
Perfect Water Technologies, Inc. Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.10M
Blend (final)
Blend
$7.00M
Owner & transaction history
Sigona Industrial Suites LLC · 6 yrs held
Sigona Industrial Suites LLC
since 2019
5 recorded transactions
Zoning & alternative use
A-1 · Phoenix, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of A-1 zone is to provide industrial uses designed to serve the needs of the community for industrial activity not offensive to nearby commercial and residential uses
Zone name
Light Industrial
General category
INDUSTRIAL
Zone area
16,992.51 ac
Source
Realmo
Top alternative use upside
Restaurant
$10.2M
+105.8%
Auto repair, garage
$8.1M
+62.8%
Office building
$5.8M
+15.6%
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
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
WAREHOUSE, STORAGE
$4,975,000
Current use
RESTAURANT
$10,235,000
Change: +106% · Conversion: Difficult
AUTO REPAIR, GARAGE
$8,100,000
Change: +63% · Conversion: Easy
OFFICE BUILDING
$5,755,000
Change: +16% · Conversion: Difficult
RETAIL STORES
$5,710,000
Change: +15% · Conversion: Moderate
MEDICAL BUILDING
$5,090,000
Change: +2% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,880,000
Change: -2% · Conversion: Moderate
Blend value · Realmo final
$7.00M
Range $6.30M – $7.70M · ±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
$365 / 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
$33,503
Tax year 2023
Assessed value
$594,099
Assessed 2024
Previous assessed
$469,234
+26.6% YoY
Effective rate
5.64%
On assessed value
Land market value
$544,200
Improvement market value
$3,056,400
Total market value
$3,600,600
Applied tax rate
971,300.0000
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
2020
Heating
NONE
Stories
1
Total area
19,170 SF
Lot
1.41 ac (61,559 SF)
Zoning code
A-1
APN
213-05-939
UPID
US07-2278682
Jurisdiction
MARICOPA
Zoning & alternative use
A-1 · Phoenix, AZZoning A-1 · permitted uses
A-1 · Phoenix, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of A-1 zone is to provide industrial uses designed to serve the needs of the community for industrial activity not offensive to nearby commercial and residential uses
Zone name
Light Industrial
General category
INDUSTRIAL
Zone area
16,992.51 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$5.0M
RESTAURANT
Est. value
$10.2M
AUTO REPAIR, GARAGE
Est. value
$8.1M
OFFICE BUILDING
Est. value
$5.8M
RETAIL STORES
Est. value
$5.7M
MEDICAL BUILDING
Est. value
$5.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.9M
WAREHOUSE, STORAGE Current
RESTAURANT
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
2020
Heating
NONE
Stories
1
Lot
1.41 ac
Current owner
From public records · entity-resolved
Sigona Industrial Suites LLC
Entity
Mailing address
8302 E GRAY RD, SCOTTSDALE, AZ 85260-3554
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 5, 2021
—
Sigona Industrial Suites LLC
—
Deed
related
$1,555,000 · Cdc Small Business Finance Corp
Dec 24, 2019
$554,031
Sigona Industrial Suites LLC
Ganem Spectrum Ridge LLC
Special Warranty Deed
$1,890,000 · Live Oak Banking Company
Dec 15, 2017
—
Ganem Spectrum Ridge LLC
—
Deed
related
$250,000 · Capital Fund I LLC
Dec 11, 2017
—
Ganem Construction LLC
Tof Dv Bixby LLC
Re-recorded Document
related
$272,807 · Tof Dv Bixby LLC
Jun 20, 2017
$65,000
Ganem Construction LLC
Tof Dv Bixby LLC
Special Warranty Deed
$272,807 · Tof Dv Dixby LLC
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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