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Property profile & analytics
OFF-MARKET
Estimated value
$28,075,000
Outlet malls
2450 Beardsley Rd, Phoenix, AZ 85050-1300
Entity Owned
21-yr Hold
Free & Clear
Property ID
US07-0807116
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2005
Construction
CONCRETE
Total area
144,550 SF
Lot
16.13 ac (702,738 SF)
Zoning code
C-2
APN
213-11-153
UPID
US07-0807116
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
-
Costco Bakery Bakery Specialty Food Shop
-
Costco Gas Station Gas Station
-
Costco Wholesale Big Box & Wholesale Store Discount Store
-
Costco Food Court Restaurant Take-out & Catering
-
Aaron Allen, MD Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$28.29M
Blend (final)
Blend
$28.08M
Owner & transaction history
Costco Wholesale Corp · 21 yrs held
Costco Wholesale Corp
since 2005
2 recorded transactions
Zoning & alternative use
C-2 · Phoenix, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$43.4M
+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
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
RETAIL STORES
$43,075,000
Current use
OFFICE BUILDING
$43,380,000
Change: +1% · Conversion: Easy
MEDICAL BUILDING
$38,370,000
Change: -11% · Conversion: Difficult
WAREHOUSE, STORAGE
$37,515,000
Change: -13% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$36,790,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$28.08M
Range $25.27M – $30.88M · ±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
$194 / 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
$322,864
Tax year 2023
Assessed value
$2,969,794
Assessed 2024
Previous assessed
$3,004,920
-1.2% YoY
Effective rate
10.87%
On assessed value
Land market value
$5,169,700
Improvement market value
$12,829,049
Total market value
$17,998,749
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
2005
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Buildings
3
Stories
1
Total area
144,550 SF
Lot
16.13 ac (702,738 SF)
Zoning code
C-2
APN
213-11-153
UPID
US07-0807116
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
RETAIL STORES Current
Est. value
$43.1M
OFFICE BUILDING
Est. value
$43.4M
MEDICAL BUILDING
Est. value
$38.4M
WAREHOUSE, STORAGE
Est. value
$37.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$36.8M
RETAIL STORES Current
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
2005
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
1
Buildings
3
Lot
16.13 ac
Current owner
From public records · entity-resolved
Costco Wholesale Corp
Entity
Free & Clear · 21 yrs held
Mailing address
999 LK DR, ISSAQUAH, WA 98027-8990
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 17, 2005
$10,365,385
Costco Wholesale Corp
Opus West Corporation
Grant Deed
—
May 16, 2005
$10,842,868
Opus West Corp
Dreiseszun,herbert E
Grant Deed
related
—
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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