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Property profile & analytics
OFF-MARKET
Research & development properties
2500 State Rte 89a, Cottonwood, AZ 86326-5301
Individually Owned
2-yr Hold
Free & Clear
Property ID
US07-0953803
Property profile
Verified
Property type
Research & development properties
Use group
WASTE DISPOSAL, SEWAGE
Year built
1926
Construction
STEEL FRAME
Total area
1,209 SF
Lot
3 ac (130,680 SF)
APN
406-03-003
UPID
US07-0953803
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
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Sandra L Ross · 2 yrs held
Sandra L Ross
since 2023
Last sale
$202,000
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Cottonwood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cottonwood 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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 2022Property tax & assessments
Tax year 2022
Tax billed
$1,953
Tax year 2022
Assessed value
$43,697
Assessed 2025
Previous assessed
$37,772
+15.7% YoY
Effective rate
4.47%
On assessed value
Assessed land
$41,781
Assessed improvement
$1,916
Land market value
$232,118
Improvement market value
$10,644
Total market value
$242,762
Applied tax rate
620.0000
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
Research & development properties
Use group
WASTE DISPOSAL, SEWAGE
Status
Off-Market
Year built
1926
Construction
STEEL FRAME
Heating
YES
Cooling
YES
Stories
1
Total area
1,209 SF
Lot
3 ac (130,680 SF)
APN
406-03-003
UPID
US07-0953803
Jurisdiction
YAVAPAI
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1926
Construction
STEEL FRAME
Heating
YES
Cooling
Yes
Stories
1
Lot
3 ac
Current owner
From public records · entity-resolved
Sandra L Ross
Individual
Free & Clear · 2 yrs held
Mailing address
440 WINDSONG DR, SEDONA, AZ 86336-3751
Ownership since
2023
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
Sep 28, 2023
$650,000
Sandra L Ross
Sonya M Ross
Warranty Deed
related
—
Sep 28, 2023
—
Sonya Ross
Sonya Ross
Intrafamily Transfer
related
$470,000 · Sonya M Ross Family Trust
Mar 29, 2022
—
Fredricka Joy Girardin
Joy Girardin
Intrafamily Transfer
related
—
Jan 18, 2012
—
Sonya Ross
Baranov E S Family Trust
Warranty Deed
related
—
Oct 14, 1988
$202,000
Baranov Esther Sirkin Family Tr
Unknown
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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