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Property profile & analytics
OFF-MARKET
Estimated value
$1,290,000
Day care centers
2802 Meadowbrook Ave, Phoenix, AZ 85016-4939
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US07-2136621
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
1970
Construction
CONCRETE
Total area
3,198 SF
Lot
4.01 ac (174,717 SF)
Zoning code
R-10
APN
163-09-060
UPID
US07-2136621
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
-
Villa Montessori School High School Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.30M
Blend (final)
Blend
$1.29M
Owner & transaction history
Villa Montessori INC
Villa Montessori INC
2 recorded transactions
Zoning & alternative use
R-10 · Phoenix, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.4M
+46.9%
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
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$920,000
Current use
AUTO REPAIR, GARAGE
$1,350,000
Change: +47% · Conversion: Difficult
RETAIL STORES
$885,000
Change: -4% · Conversion: Difficult
MEDICAL BUILDING
$850,000
Change: -8% · Conversion: Difficult
OFFICE BUILDING
$830,000
Change: -10% · Conversion: Difficult
WAREHOUSE, STORAGE
$830,000
Change: -10% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$815,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$1.29M
Range $1.16M – $1.42M · ±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
$403 / 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
$1,092,439
Assessed 2024
Previous assessed
$887,010
+23.2% YoY
Land market value
$6,629,300
Improvement market value
$4,295,091
Total market value
$10,924,391
Applied tax rate
381,300.0000
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
1970
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Buildings
7
Stories
1
Units
2
Total area
3,198 SF
Lot
4.01 ac (174,717 SF)
Zoning code
R-10
APN
163-09-060
UPID
US07-2136621
Jurisdiction
MARICOPA
Zoning & alternative use
R-10 · Phoenix, AZ
Zoning R-10 · permitted uses
R-10 · 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
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$920,000
AUTO REPAIR, GARAGE
Est. value
$1.4M
RETAIL STORES
Est. value
$885,000
MEDICAL BUILDING
Est. value
$850,000
OFFICE BUILDING
Est. value
$830,000
WAREHOUSE, STORAGE
Est. value
$830,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$815,000
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL BUILDING
OFFICE 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
1970
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
1
Buildings
7
Units
2
Lot
4.01 ac
Current owner
From public records · entity-resolved
Villa Montessori INC
Entity
Mailing address
4535 N 28TH ST, PHOENIX, AZ 85016-4930
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
—
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
—
—
Villa Montessori INC
—
Deed Of Trust
related
$5,430,000 · Alliance Bank Of Arizona
—
—
Villa Montessori INC
—
Deed Of Trust
related
$8,625,000 · Wells Fargo Bk
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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