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Property profile & analytics
OFF-MARKET
Estimated value
$21,425,000
Grocery and convenience stores
28455 Vistancia Blvd Peoria, AZ 85383-2087
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US07-1300466
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2007
Construction
CONCRETE
Total area
57,888 SF
Lot
4.65 ac (202,537 SF)
Zoning code
PCD
APN
503-99-828
UPID
US07-1300466
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
-
Starbucks Cafe & Coffee Shop
-
Safeway Photo Center (Bike/Boat/Book/etc) Store
-
Sonora Quest Laboratories Medical Laboratory Blood Testing Service
-
Safeway Pharmacy Pharmacy
-
Safeway Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$29.95M
Blend (final)
Blend
$21.43M
Owner & transaction history
Vistancia Mp LLC · 4 yrs held
Vistancia Mp LLC
since 2022
Last sale
$21.1M
5 recorded transactions
Zoning & alternative use
PCD · Peoria, AZ
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 Peoria submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Peoria 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
$14,080,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$33,005,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$21.43M
Range $19.28M – $23.57M · ±10% · vs last sale $21.10M (Apr 11 2022)
Last sale anchor
$21.10M
Apr 11 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
$370 / 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
$140,336
Tax year 2023
Assessed value
$1,438,949
Assessed 2024
Previous assessed
$1,234,183
+16.6% YoY
Effective rate
9.75%
On assessed value
Land market value
$2,606,700
Improvement market value
$6,114,200
Total market value
$8,720,900
Applied tax rate
111,226.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2007
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Stories
1
Total area
57,888 SF
Lot
4.65 ac (202,537 SF)
Zoning code
PCD
APN
503-99-828
UPID
US07-1300466
Jurisdiction
MARICOPA
Zoning & alternative use
PCD · Peoria, AZ
Zoning PCD · permitted uses
PCD · Peoria, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Peoria. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$33.0M
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
2007
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
1
Lot
4.65 ac
Current owner
From public records · entity-resolved
Vistancia Mp LLC
Entity
Mailing address
17200 VENTURA BLVD STE #206, ENCINO, CA 91316-4087
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 11, 2022
$21,100,000
Vistancia Mp LLC
100dbwkc LLC
Special Warranty Deed
$12,500,000 · Dbr Investments Co Limited
Jul 17, 2018
$16,204
100dbwkc LLC
Vistancia Associates LLC
Grant Deed
$5,500,000 · Miscellaneous Ins Co
Nov 4, 2013
$14,360,000
Vistancia Associates LLC
Pwreo Vistancia LLC
Special Warranty Deed
$9,200,000 · Morgan Stanley Mortgage Capital Hol
Oct 26, 2012
$25,750,000
Pwreo Vistancia LLC
Vistancia Marketplace LLC
Grant Deed
$12,875,000 · Meridian Bank
May 25, 2007
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
$29,500 · California Bank & Trust
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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