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Property profile & analytics
OFF-MARKET
Estimated value
$28,810,000
Hotels
2310 Highland Ave, Phoenix, AZ 85016-5206
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US07-3293038
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1995
Construction
CONCRETE
Total area
65,946 SF
Lot
1.88 ac (81,675 SF)
Zoning code
C-2
APN
163-19-005
UPID
US07-3293038
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
-
Hampton Inn Phoenix-Biltmore Hotel & Motel
-
Manhattan Prep Tutoring Service
-
Cafe Coffee Day Cafe & Coffee Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$32.60M
Blend (final)
Blend
$28.81M
Owner & transaction history
M4 Phoenix Biltmore LLC · 2 yrs held
M4 Phoenix Biltmore LLC
since 2023
Last sale
$25.5M
7 recorded transactions
Zoning & alternative use
C-2 · Phoenix, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$45.9M
+33.7%
Restaurant
$35.2M
+2.5%
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 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
$29,265,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$34,345,000
Current use
COMMERCIAL (GENERAL)
$45,925,000
Change: +34% · Conversion: Difficult
RESTAURANT
$35,215,000
Change: +3% · Conversion: Difficult
AUTO REPAIR, GARAGE
$27,865,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$28.81M
Range $25.93M – $31.69M · ±10% · vs last sale $25.52M (Jul 28 2023)
Last sale anchor
$25.52M
Jul 28 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
$437 / 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
$208,273
Tax year 2023
Assessed value
$2,519,061
Assessed 2024
Previous assessed
$2,068,645
+21.8% YoY
Effective rate
8.27%
On assessed value
Land market value
$5,741,100
Improvement market value
$9,525,935
Total market value
$15,267,035
Applied tax rate
381,300.0000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1995
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Buildings
3
Stories
4
Units
3
Total area
65,946 SF
Lot
1.88 ac (81,675 SF)
Zoning code
C-2
APN
163-19-005
UPID
US07-3293038
Jurisdiction
MARICOPA
Zoning & alternative use
C-2 · Phoenix, AZ
Zoning C-2 · permitted uses
C-2 · 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
HOTEL/MOTEL Current
Est. value
$34.3M
COMMERCIAL (GENERAL)
Est. value
$45.9M
RESTAURANT
Est. value
$35.2M
AUTO REPAIR, GARAGE
Est. value
$27.9M
HOTEL/MOTEL Current
COMMERCIAL (GENERAL)
RESTAURANT
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
1995
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
4
Buildings
3
Units
3
Lot
1.88 ac
Current owner
From public records · entity-resolved
M4 Phoenix Biltmore LLC
Entity
Mailing address
1 WORLD TRADE CTR FL #86, NEW YORK, NY 10007-0126
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 2, 2026
—
M4 Phoenix Biltmore LLC
—
Deed
related
$6,640,000 · Western Alliance Bank
Jul 28, 2023
$25,520,000
M4 Phoenix Biltmore LLC
2310 East Highland Avenue LLC
Special Warranty Deed
$43,600,000 · Tpg Re Finance 24 Ltd
Sep 5, 2012
—
2310 East Highland Avenue LLC
—
Deed Of Trust
related
$80,000,000 · Bank Of America
Mar 17, 2010
$14,763,914
2310 East Highland Avenue LLC
Maskovich Jacob A
Trustees Deed
related
—
Nov 22, 2006
$8,500,000
Highland Hotel Associates LLC
Pih Phoenix LLC
Deed Of Trust
$15,000,000 · Nrfc Wa Holdings II LLC
Apr 3, 2006
$8,500,000
Pih Phoenix LLC
Phoenix Inn Properties LLC
Warranty Deed
—
Aug 1, 1995
$1,200,000
Phoenix Inn Properties
Vip's Industries INC
Grant Deed
$4,725,000 · Norwest Bank
—
—
2310 East Highland Avenue LLC
—
Loan Modification
related
$70,000,000 · Bank Of America
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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