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Property profile & analytics
OFF-MARKET
Estimated value
$615,000
Retail space
245 Main St Yuma, AZ 85364-1446
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US07-0099070
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1925
Construction
CONCRETE
Total area
4,125 SF
Lot
0.09 ac (4,125 SF)
Zoning code
OT
APN
633-44-137
UPID
US07-0099070
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
-
DOSIS VR Games Arcade & Gaming Center Family Recreation Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$615k
CAP Approach
CAP
$645k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$615k
Owner & transaction history
Valcarlo Properties LLC · 2 yrs held
Valcarlo Properties LLC
since 2024
Last sale
$613,000
5 recorded transactions
Zoning & alternative use
OT · Yuma, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
nt standards9 154-09.03 Heavy Industrial District (H-I) (A) Purpose (B) Permitted principal uses (C) Conditional uses (D) Property development standards Article 10 - Old Town Zoning District 154-10.01 Old Town District (OT) (A) Purpose (B) Applicability (C) Permitted principal uses (D) Conditional uses (E) Prohibited uses (F) Property development standards 1…
Zone name
Old Town District
General category
CIVIC_INSTITUTIONAL
Zone area
192.16 ac
Source
Chapter 154: Zoning
Top alternative use upside
Office building
$930,000
+99.3%
Commercial (general)
$560,000
+20.2%
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 Yuma submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Yuma 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
$615,000
ML approach
$615,000
CAP Approach
CAP Return
Estimation
6%
$695,000
6.5%
$645,000
7%
$600,000
Alternative Use
Use
Estimation
RETAIL STORES
$465,000
Current use
OFFICE BUILDING
$930,000
Change: +99% · Conversion: Easy
COMMERCIAL (GENERAL)
$560,000
Change: +20% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$455,000
Change: -3% · Conversion: Moderate
AUTO REPAIR, GARAGE
$410,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$615k
Range $554k – $677k · ±10% · vs last sale $613k (Apr 8 2024)
Last sale anchor
$613k
Apr 8 2024
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
$149 / 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
$2,132
Tax year 2023
Assessed value
$12,719
Assessed 2023
Previous assessed
$12,719
+0.0% YoY
Effective rate
16.76%
On assessed value
Assessed land
$1,309
Assessed improvement
$11,410
Land market value
$24,750
Improvement market value
$215,672
Total market value
$240,422
Applied tax rate
156.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1925
Construction
CONCRETE
Heating
PACKAGE
Cooling
AC.PACKAGE
Stories
1
Total area
4,125 SF
Lot
0.09 ac (4,125 SF)
Zoning code
OT
APN
633-44-137
UPID
US07-0099070
Jurisdiction
YUMA
Zoning & alternative use
OT · Yuma, AZZoning OT · permitted uses
OT · Yuma, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
nt standards9 154-09.03 Heavy Industrial District (H-I) (A) Purpose (B) Permitted principal uses (C) Conditional uses (D) Property development standards Article 10 - Old Town Zoning District 154-10.01 Old Town District (OT) (A) Purpose (B) Applicability (C) Permitted principal uses (D) Conditional uses (E) Prohibited uses (F) Property development standards 154-10.02 Project review (A) Applicability (B) General requirements 154-10.03 Signa
Zone name
Old Town District
General category
CIVIC_INSTITUTIONAL
Zone area
192.16 ac
Source
Chapter 154: Zoning
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$465,000
OFFICE BUILDING
Est. value
$930,000
COMMERCIAL (GENERAL)
Est. value
$560,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$455,000
AUTO REPAIR, GARAGE
Est. value
$410,000
RETAIL STORES Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
1925
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
1
Lot
0.09 ac
Current owner
From public records · entity-resolved
Valcarlo Properties LLC
Entity
Mailing address
2052 S 4TH AVE, YUMA, AZ 85364-6401
Ownership since
2024
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 8, 2024
$613,000
Valcarlo Properties LLC
D & M Properties Of Yuma LLC
Warranty Deed
$459,750 · The Foothills Bank
Dec 13, 2022
—
David Mansheim
—
Deed
related
$395,000 · Aea FCU
Aug 15, 2005
$360,000
David Mansheim
Kirstins Southwest Decor
Warranty Deed
—
Dec 17, 2004
$230,000
Kirstins Southwest Decor
Perkey Family Trust
Warranty Deed
$200,000 · Yuma Community Bank
Jan 21, 2000
$36,000
Perkey Trust
Yuma Worc Center Corp
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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