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Property profile & analytics
OFF-MARKET
Estimated value
$67,400,000
Hotels
2845 Camelback Rd, Phoenix, AZ 85016-4358
Entity Owned
3-yr Hold
Free & Clear
Property ID
US07-0664304
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2017
Construction
CONCRETE
Total area
92,060 SF
Lot
1.54 ac (67,255 SF)
Zoning code
PUD
APN
163-14-075
UPID
US07-0664304
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
$63.21M
Blend (final)
Blend
$67.40M
Owner & transaction history
N Biltmore LLC · 3 yrs held
N Biltmore LLC
since 2023
Last sale
$67.8M
7 recorded transactions
Zoning & alternative use
PUD · Phoenix, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$64.1M
+33.7%
Restaurant
$49.2M
+2.5%
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
$77,755,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$47,945,000
Current use
COMMERCIAL (GENERAL)
$64,110,000
Change: +34% · Conversion: Difficult
RESTAURANT
$49,160,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$67.40M
Range $60.66M – $74.14M · ±10% · vs last sale $67.80M (Jan 24 2023)
Last sale anchor
$67.80M
Jan 24 2023
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
$732 / 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
$402,054
Tax year 2023
Assessed value
$4,885,106
Assessed 2024
Previous assessed
$3,667,869
+33.2% YoY
Effective rate
8.23%
On assessed value
Land market value
$4,258,200
Improvement market value
$25,348,500
Total market value
$29,606,700
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
2017
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Stories
5
Total area
92,060 SF
Lot
1.54 ac (67,255 SF)
Zoning code
PUD
APN
163-14-075
UPID
US07-0664304
Jurisdiction
MARICOPA
Zoning & alternative use
PUD · Phoenix, AZ
Zoning PUD · permitted uses
PUD · 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
HOTEL/MOTEL Current
Est. value
$47.9M
COMMERCIAL (GENERAL)
Est. value
$64.1M
RESTAURANT
Est. value
$49.2M
HOTEL/MOTEL Current
COMMERCIAL (GENERAL)
RESTAURANT
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
2017
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
5
Lot
1.54 ac
Current owner
From public records · entity-resolved
N Biltmore LLC
Entity
Free & Clear · 3 yrs held
Mailing address
2349 RICKENBACKER WAY, AUBURN, CA 95602-9537
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 29, 2023
—
N Biltmore LLC
—
Deed
related
$44,070,000 · Wells Fargo Bank NA
Jan 24, 2023
$67,800,000
N Biltmore LLC
Hl Camelback Hotel LLC
Special Warranty Deed
—
Dec 20, 2019
—
Hl Camelback Hotel LLC
—
Grant Deed
related
$32,000,000 · Wells Fargo Bk
Jan 27, 2017
—
Hl Camelback Hotel LLC
Camelback Collective Holding L
Quit Claim Deed
related
$46,220,000 · Bank Of The Ozarks
Oct 14, 2016
$17,475,000
Camelback Collective Holdin
Daily Double LLC
Grant Deed
—
Jun 29, 2012
—
Daily Double LLC
J Simms Ents LLC
Warranty Deed
related
—
Jun 25, 1998
—
J Simms Enterprises LLC
Simms,jeremy
Quit Claim Deed
related
—
May 27, 1998
$7,600,000
Jerry Simms
Camelback Corporate Center Joi
Grant Deed
—
Dec 18, 1996
$4,700,000
Camelback Corporate Center Joint
Drac 3 L L C
Grant Deed
$2,820,000 · Bank One NA
Sep 11, 1995
$3,427,495
L L C Drac3
Orchard Partners LP
Grant Deed
$1,100,000 · National Bank Canada
—
—
Orchard Partners
—
Deed Of Trust
related
$2,850,895 · Seller
—
—
J Simms Ents LLC
—
Deed Of Trust
related
$3,800,000 · Jp Morgan Chase 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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