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For Sale
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2406 W American Ave, Oracle, AZ 85623
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Property summary
AI-generated overview
This exceptional investment opportunity presents a 9,016 square foot Dollar General store located at 2406 W American Ave, Oracle, AZ 85623. Built in 2005 on a 1.01-acre lot (APN 308-56-001F), this Class B retail property boasts a strong 100% occupancy rate under a Net Lease (NNN) agreement with a corporate guarantee. The lease has a remaining term of 4 years, providing immediate cash flow and long-term stability. The property generates a substantial Net Operating Income (NOI) of $67,650, resulting in a compelling 5.01% cap rate. Priced at $1,350,000 ($149.73/sq ft), this single-tenant property benefits from its strategic location on a main thoroughfare, ensuring high visibility and consistent traffic. The tenant, Dollar General, enjoys a unique position as the only dollar store and effectively the sole grocer in Oracle, AZ, eliminating direct competition and securing its dominant market presence. In 2021, the tenant extended their lease by an additional 5 years, demonstrating a significant long-term commitment to the location. This investment offers a rare opportunity to acquire a stable, low-risk asset with a strong corporate guarantee and a commanding local market share. The property is zoned CB-2.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2005
Total area
9,016 SF
Lot
1.01 ac (43,996 SF)
APN
308-56-001F
UPID
US07-0929324
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Bank Credit Union
-
Cinema (Bike/Boat/Book/etc) Store
-
Discount Store
-
Postal Service Courier Service
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$828k
Blend (final)
Blend
$775k
Owner & transaction history
since 2017
1 recorded transaction
Zoning & alternative use
Top alternative use upside
Office building
$1.2M
+3.6%
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$775k
Value range
$698k – $853k
±10% around blend
Estimated value / SF
$86 / SF
Confidence
High
5 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
50
$698k
blend $775k
$853k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
9,016 SF
Lot area
1.01 ac
Year built
2005
Stories
1
APN
308-56-001F
Assessed value
$112,881
Annual tax
$10,609
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$1.20M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
11.4 mi away · 10,789 SF
54.4 mi away · 7,411 SF
58.5 mi away · 6,576 SF
59.0 mi away · 8,990 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$775k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 89 sales
$132
-35%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $86/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+4%
vs current-use indication
Retail Stores · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$113k
Move the market yield to see immediate price impact.
Value / SF
$13
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$7k
$142k
$102k
$79k
$8k
$158k
$113k
$88k
$9k
$174k
$124k
$97k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$1.53M
0.2 mi · Nov 2025 · $146/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$10,609
Tax year 2023
Assessed value
$112,881
Assessed 2025
Previous assessed
$116,626
-3.2% YoY
Effective rate
9.40%
On assessed value
Assessed land
$7,060
Assessed improvement
$105,821
Land market value
$39,222
Improvement market value
$587,892
Total market value
$627,114
Applied tax rate
201.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Sale
Year built
2005
Heating
OTHER
Cooling
AC.PACKAGE
Stories
1
Total area
9,016 SF
Lot
1.01 ac (43,996 SF)
APN
308-56-001F
UPID
US07-0929324
Jurisdiction
PINAL
Zoning & alternative use
Zoning · permitted uses
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release.
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2005
Heating
OTHER
Cooling
Yes
Stories
1
Lot
1.01 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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