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Property profile & analytics
OFF-MARKET
Estimated value
$53,665,000
Office buildings
250 7th Ave Phoenix, AZ 85007-2753
Entity Owned
4-yr Hold
Free & Clear
Property ID
US07-1925148
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2007
Construction
STEEL FRAME
Total area
144,015 SF
Lot
3.71 ac (161,652 SF)
Zoning code
DTC-VANB
APN
112-04-974
UPID
US07-1925148
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
-
US Immigration Court Courthouse Federal Courthouse
-
Social Security Administration Social Security Office
-
Franchise Opportunities Services Business Broker
-
Sun Valley Mold Inspections Environmental Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$53.67M
Blend (final)
Blend
$53.67M
Owner & transaction history
Pacific Oak Verus Gc Phoenix LLC · 4 yrs held
Pacific Oak Verus Gc Phoenix LLC
since 2022
7 recorded transactions
Zoning & alternative use
DTC-VANB · Phoenix, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The intent of the Van Buren character area is to establish a dense, vibrant, urban mixed-use area that is a center for commerce and high-rise urban living. This area comprises some of the tallest height entitlements within the City
Zone name
Downtown Code Van Buren
General category
MIXED_USE
Zone area
75.89 ac
Source
Realmo
Top alternative use upside
Restaurant
$76.9M
+39.9%
Auto repair, garage
$60.9M
+10.7%
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
OFFICE BUILDING
$54,985,000
Current use
RESTAURANT
$76,905,000
Change: +40% · Conversion: Moderate
AUTO REPAIR, GARAGE
$60,855,000
Change: +11% · Conversion: Difficult
Blend value · Realmo final
$53.67M
Range $48.30M – $59.03M · ±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
$373 / 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
$803,724
Tax year 2023
Assessed value
$5,390,352
Assessed 2024
Previous assessed
$5,604,300
-3.8% YoY
Effective rate
14.91%
On assessed value
Land market value
$3,419,100
Improvement market value
$29,249,700
Total market value
$32,668,800
Applied tax rate
11,300.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2007
Construction
STEEL FRAME
Heating
HEAT PUMP
Stories
6
Total area
144,015 SF
Lot
3.71 ac (161,652 SF)
Zoning code
DTC-VANB
APN
112-04-974
UPID
US07-1925148
Jurisdiction
MARICOPA
Zoning & alternative use
DTC-VANB · Phoenix, AZZoning DTC-VANB · permitted uses
DTC-VANB · 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 the Van Buren character area is to establish a dense, vibrant, urban mixed-use area that is a center for commerce and high-rise urban living. This area comprises some of the tallest height entitlements within the City
Zone name
Downtown Code Van Buren
General category
MIXED_USE
Zone area
75.89 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$55.0M
RESTAURANT
Est. value
$76.9M
AUTO REPAIR, GARAGE
Est. value
$60.9M
OFFICE BUILDING Current
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
2007
Construction
STEEL FRAME
Heating
HEAT PUMP
Stories
6
Lot
3.71 ac
Current owner
From public records · entity-resolved
Pacific Oak Verus Gc Phoenix LLC
Entity
Free & Clear · 4 yrs held
Mailing address
3200 PARK CTR DR STE #800, COSTA MESA, CA 92626-1979
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 18, 2024
—
Pacific Oak Verus Gc Phoenix LLC
—
Deed
related
$27,000,000 · Banc Of California NA
Jun 27, 2022
—
Pacific Oak Verus Gc Phoenix LLC
City Of Phoenix
Special Warranty Deed
—
Oct 16, 2020
—
Pacific Oak Of Verus Gc Phoenix L
—
Deed
related
$34,125,000 · Gp Commercial Gs LLC
Oct 3, 2017
$33,290,000
Kbs Of Verus Gc Phoenix LLC
Brcp Grace Court LLC
Grant Deed
$34,125,000 · Th Com'l Mtg LLC
Jun 30, 2011
—
Brcp Grace Court LLC
—
Deed Of Trust
related
$53,177,301 · Wells Fargo Bank
Sep 22, 2010
—
Brcp Grace Court LLC
—
Grant Deed
related
$53,177,301 · Wells Fargo Bank
—
—
Pacific Oak Of Verus Gc Phoenix L
—
Loan Modification
related
$34,125,000 · Gp Commercial Gs LLC
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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