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Property profile & analytics
OFF-MARKET
Estimated value
$26,340,000
Strip malls
2860 Alma School Rd Chandler, AZ 85286-8118
Entity Owned
4-yr Hold
Free & Clear
Property ID
US07-2545683
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1999
Construction
CONCRETE
Total area
49,302 SF
Lot
12.99 ac (565,943 SF)
Zoning code
PAD
APN
303-77-953
UPID
US07-2545683
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
-
Best Brains Learning Center Chandler Tutoring Service Training Center
-
The Barber’s MP Barber Shop
-
Leslie's (Bike/Boat/Book/etc) Store Hardware & Home Improvement
-
Kim Muhun DDS Dental Office
-
Ocotillo Primary Care: Huma Rashid, MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$26.34M
Owner & transaction history
Ocotillo Plaza Chandler LP · 4 yrs held
Ocotillo Plaza Chandler LP
since 2021
Last sale
$25.1M
3 recorded transactions
Zoning & alternative use
PAD · Chandler, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
rezoning classification to be sought by, or to be applicable to, private interests for off-airport parcels or uses. Off-airport uses shall be considered under other zoning designations, such as Planned Area Development (PAD), as appropriate to particular needs and circumstances. (Ord. No. 3063, § 3, 11-18-99) 35-3101. - Uses permitted. The following uses sha…
Zone name
Planned Area Development
General category
RESIDENTIAL
Zone area
27,277.66 ac
Source
code of ordinances
Top alternative use upside
Commercial (general)
$39.6M
+26.4%
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 Chandler submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Chandler 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
$16,360,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$31,295,000
Current use
COMMERCIAL (GENERAL)
$39,565,000
Change: +26% · Conversion: Easy
RESTAURANT
$25,585,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$26.34M
Range $23.71M – $28.97M · ±10% · vs last sale $25.10M (Dec 29 2021)
Last sale anchor
$25.10M
Dec 29 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
$534 / 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
$200,735
Tax year 2023
Assessed value
$3,202,852
Assessed 2024
Previous assessed
$2,779,670
+15.2% YoY
Effective rate
6.27%
On assessed value
Land market value
$8,038,600
Improvement market value
$11,372,625
Total market value
$19,411,225
Applied tax rate
800,300.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1999
Construction
CONCRETE
Heating
NONE
Buildings
4
Stories
1
Units
4
Total area
49,302 SF
Lot
12.99 ac (565,943 SF)
Zoning code
PAD
APN
303-77-953
UPID
US07-2545683
Jurisdiction
MARICOPA
Zoning & alternative use
PAD · Chandler, AZZoning PAD · permitted uses
PAD · Chandler, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
rezoning classification to be sought by, or to be applicable to, private interests for off-airport parcels or uses. Off-airport uses shall be considered under other zoning designations, such as Planned Area Development (PAD), as appropriate to particular needs and circumstances. (Ord. No. 3063, § 3, 11-18-99) 35-3101. - Uses permitted. The following uses shall be permitted within the AP-1 zoning district as principal uses: (1) Airport stru
Zone name
Planned Area Development
General category
RESIDENTIAL
Zone area
27,277.66 ac
Source
code of ordinances
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$31.3M
COMMERCIAL (GENERAL)
Est. value
$39.6M
RESTAURANT
Est. value
$25.6M
NEIGHBORHOOD: SHOPPING CENTER 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
1999
Construction
CONCRETE
Heating
NONE
Stories
1
Buildings
4
Units
4
Lot
12.99 ac
Current owner
From public records · entity-resolved
Ocotillo Plaza Chandler LP
Entity
Free & Clear · 4 yrs held
Mailing address
2701 E CAMELBACK RD STE #170, PHOENIX, AZ 85016-4331
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 29, 2021
$25,100,000
Ocotillo Plaza Chandler LP
Ocotillo Plaza Derito P Retail 1 Ll
Special Warranty Deed
—
Dec 6, 2018
—
Ocotillo Plz Derito-p Retail I
—
Deed
related
$10,250,000 · Academy Bk
—
—
Ocotillo Plz Derito-p Retail I
—
Deed Of Trust
related
$10,250,000 · Academy 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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