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Property profile & analytics
OFF-MARKET
Estimated value
$4,920,000
Drug stores
2415 Un Hls Dr Phoenix, AZ 85050-3146
Entity Owned
3-yr Hold
Free & Clear
Property ID
US07-0956963
Property profile
Verified
Property type
Drug stores
Use group
DRUG STORE, PHARMACY
Year built
1994
Construction
CONCRETE
Total area
15,477 SF
Lot
1.53 ac (66,473 SF)
Zoning code
PSC
APN
214-06-677
UPID
US07-0956963
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
$4.96M
Blend (final)
Blend
$4.92M
Owner & transaction history
Project Capricorn Fund V LLC · 3 yrs held
Project Capricorn Fund V LLC
since 2022
Last sale
$4.8M
5 recorded transactions
Zoning & alternative use
PSC · Phoenix, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The intent of PSC district is to provide for well designed retail shopping facilities in appropriate locations and, farther, that the district snail be laid out and developed as a unit according to an approved plan so that the purpose of the district may be accomplished
Zone name
Planned Shopping Center
General category
COMMERCIAL
Zone area
915.97 ac
Source
Realmo
Top alternative use upside
Auto repair, garage
$6.5M
+41.8%
Office building
$4.6M
+0.7%
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
$4,920,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$4,610,000
Current use
AUTO REPAIR, GARAGE
$6,540,000
Change: +42% · Conversion: Difficult
OFFICE BUILDING
$4,645,000
Change: +1% · Conversion: Easy
MEDICAL BUILDING
$4,110,000
Change: -11% · Conversion: Difficult
WAREHOUSE, STORAGE
$4,015,000
Change: -13% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,940,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$4.92M
Range $4.43M – $5.41M · ±10% · vs last sale $4.77M (Nov 30 2022)
Last sale anchor
$4.77M
Nov 30 2022
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
$318 / 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
$43,538
Tax year 2023
Assessed value
$520,467
Assessed 2024
Previous assessed
$466,939
+11.5% YoY
Effective rate
8.37%
On assessed value
Land market value
$1,115,600
Improvement market value
$2,038,745
Total market value
$3,154,345
Applied tax rate
691,300.0000
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
Drug stores
Use group
DRUG STORE, PHARMACY
Status
Off-Market
Year built
1994
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Stories
1
Total area
15,477 SF
Lot
1.53 ac (66,473 SF)
Zoning code
PSC
APN
214-06-677
UPID
US07-0956963
Jurisdiction
MARICOPA
Zoning & alternative use
PSC · Phoenix, AZZoning PSC · permitted uses
PSC · Phoenix, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The intent of PSC district is to provide for well designed retail shopping facilities in appropriate locations and, farther, that the district snail be laid out and developed as a unit according to an approved plan so that the purpose of the district may be accomplished
Zone name
Planned Shopping Center
General category
COMMERCIAL
Zone area
915.97 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$4.6M
AUTO REPAIR, GARAGE
Est. value
$6.5M
OFFICE BUILDING
Est. value
$4.6M
MEDICAL BUILDING
Est. value
$4.1M
WAREHOUSE, STORAGE
Est. value
$4.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.9M
RETAIL STORES Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1994
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
1
Lot
1.53 ac
Current owner
From public records · entity-resolved
Project Capricorn Fund V LLC
Entity
Free & Clear · 3 yrs held
Mailing address
PO BOX 1159, DEERFIELD, IL 60015-6002
Ownership since
2022
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
Jan 26, 2023
—
Project Capricorn Fund V LLC
—
Deed
related
$117,675,000 · Fifth Third Bank NA
Nov 30, 2022
$4,773,943
Project Capricorn Fund V LLC
Walgreen Arizona Drug Co
Special Warranty Deed
—
Jul 17, 1997
$1,630,000
Gsw4,l P
Gns L L C
Trustees Deed
—
Jul 17, 1997
$1,270,000
Albertsons INC
Gsw4 L P
Trustees Deed
—
May 1, 1996
$2,275,000
Walgreen Arizona Drug Co
Gswiii Wlgn L P
Grant Deed
—
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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