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Property profile & analytics
OFF-MARKET
Estimated value
$2,405,000
Office buildings
2795 Cotton Ln Goodyear, AZ 85395-0002
Individually Owned
4-yr Hold
Free & Clear
Property ID
US07-2520102
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2022
Total area
9,402 SF
Lot
8.59 ac (374,018 SF)
Zoning code
PAD
APN
501-01-006V
UPID
US07-2520102
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
-
Agua Fria Union High School District Transportation and Warehouse Government Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.25M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.41M
Owner & transaction history
Agua Fria Union High School Dist No · 4 yrs held
Agua Fria Union High School Dist No
since 2021
Last sale
$2.2M
1 recorded transaction
Zoning & alternative use
PAD · Goodyear, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$3.2M
+12.9%
Neighborhood: shopping center
$3.0M
+6.0%
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 Goodyear submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Goodyear 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
$2,875,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,430,000
6.5%
$2,245,000
7%
$2,085,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,800,000
Current use
RETAIL STORES
$3,165,000
Change: +13% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$2,970,000
Change: +6% · Conversion: Difficult
MEDICAL BUILDING
$2,395,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$2.41M
Range $2.16M – $2.65M · ±10% · vs last sale $2.25M (Nov 15 2021)
Last sale anchor
$2.25M
Nov 15 2021
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
$256 / 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
Assessed value
$963,826
Assessed 2024
Previous assessed
$80,865
+1,091.9% YoY
Land market value
$2,299,700
Improvement market value
$4,125,805
Total market value
$6,425,505
Applied tax rate
790,809.0000
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
2022
Heating
NONE
Buildings
3
Stories
1
Total area
9,402 SF
Lot
8.59 ac (374,018 SF)
Zoning code
PAD
APN
501-01-006V
UPID
US07-2520102
Jurisdiction
MARICOPA
Zoning & alternative use
PAD · Goodyear, AZ
Zoning PAD · permitted uses
PAD · Goodyear, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Goodyear. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.8M
RETAIL STORES
Est. value
$3.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.0M
MEDICAL BUILDING
Est. value
$2.4M
OFFICE BUILDING Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
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
2022
Heating
NONE
Stories
1
Buildings
3
Lot
8.59 ac
Current owner
From public records · entity-resolved
Agua Fria Union High School Dist No
Individual
Free & Clear · 4 yrs held
Mailing address
1481 N ELISEO FELIX JR WAY, AVONDALE, AZ 85323-1216
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 15, 2021
$2,245,082
Agua Fria Union High School Dist No
Mps Thomas LLC
Special Warranty 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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