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Property profile & analytics
OFF-MARKET
Estimated value
$1,095,000
Car washes
2660 State Rte 89a, Sedona, AZ 86336
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US07-0797944
Property profile
Verified
Property type
Car washes
Use group
CAR WASH
Year built
1983
Construction
CONCRETE
Total area
1,125 SF
Lot
0.51 ac (22,216 SF)
APN
408-24-487C
UPID
US07-0797944
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
-
Splash n Dash Car Wash Car Wash
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.10M
Owner & transaction history
Ocean Blue Sedona LLC · 3 yrs held
Ocean Blue Sedona LLC
since 2022
Last sale
$1.2M
7 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 Sedona submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sedona 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
$975,000
ML approach
$1,000,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.10M
Range $986k – $1.20M · ±10% · vs last sale $1.20M (Dec 22 2022)
Last sale anchor
$1.20M
Dec 22 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
$973 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$8,241
Tax year 2022
Assessed value
$185,304
Assessed 2025
Previous assessed
$164,533
+12.6% YoY
Effective rate
4.45%
On assessed value
Assessed land
$128,994
Assessed improvement
$56,310
Land market value
$716,634
Improvement market value
$312,833
Total market value
$1,029,467
Applied tax rate
976.0000
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
Car washes
Use group
CAR WASH
Status
Off-Market
Year built
1983
Construction
CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
1,125 SF
Lot
0.51 ac (22,216 SF)
APN
408-24-487C
UPID
US07-0797944
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
1983
Construction
CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
0.51 ac
Current owner
From public records · entity-resolved
Ocean Blue Sedona LLC
Entity
Mailing address
PO BOX 26087, SCOTTSDALE, AZ 85255-0118
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 5, 2026
—
Ocean Blue Sedona LLC
—
Deed
related
$3,825,000 · Pinnacle Bank
Dec 22, 2022
$1,200,000
Ocean Blue Sedona LLC
Sedona Q Wash LLC
Warranty Deed
$1,000,000 · Pinncacle Bank
Sep 14, 2018
$1,490,000
Sedona Q Wash LLC
Tcw Co INC
Grant Deed
$1,190,000 · Tcw Co INC
Oct 5, 2012
$405,862
Tcw Company INC
Arizona Auto Wash 9 LLC
Warranty Deed
$200,000 · National Bank Of Arizona
Jan 4, 2006
$1,395,000
Arizona Auto Wash 9 LLC
Cindy I Patterson
Special Warranty Deed
$1,116,000 · Arizona Business Bank
Sep 15, 2004
—
Cindys Car Wash INC
Patterson,cindy I
Quit Claim Deed
related
$610,000 · Desert Hills Bank
Oct 29, 1999
$610,000
Cindy I Patterson
Andrade,norman L & Carol B
Grant Deed
related
—
—
—
Cindy L Patterson
—
Deed Of Trust
related
$30,000 · Russell N Demaray
—
—
Cindy I Patterson
—
Deed Of Trust
related
$50,000 · Russell N Demaray
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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