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Property profile & analytics
OFF-MARKET
Estimated value
$2,705,000
Turn key restaurants
310 Litchfield Rd Goodyear, AZ 85338-1224
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US07-0111093
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1990
Construction
STEEL FRAME
Total area
4,896 SF
Lot
0.92 ac (40,064 SF)
Zoning code
C-G
APN
500-04-024
UPID
US07-0111093
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
-
Angry Crab Shack Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.80M
Blend (final)
Blend
$2.71M
Owner & transaction history
Ac Investment Holdings LLC · 6 yrs held
Ac Investment Holdings LLC
since 2019
7 recorded transactions
Zoning & alternative use
C-G · Goodyear, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.9M
+40.8%
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
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
RESTAURANT
$2,790,000
Current use
COMMERCIAL (GENERAL)
$3,930,000
Change: +41% · Conversion: Easy
Blend value · Realmo final
$2.71M
Range $2.43M – $2.98M · ±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
$552 / 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
$18,541
Tax year 2023
Assessed value
$329,237
Assessed 2024
Previous assessed
$405,263
-18.8% YoY
Effective rate
5.63%
On assessed value
Land market value
$1,213,300
Improvement market value
$782,077
Total market value
$1,995,377
Applied tax rate
440,800.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1990
Construction
STEEL FRAME
Heating
NONE
Stories
1
Total area
4,896 SF
Lot
0.92 ac (40,064 SF)
Zoning code
C-G
APN
500-04-024
UPID
US07-0111093
Jurisdiction
MARICOPA
Zoning & alternative use
C-G · Goodyear, AZZoning C-G · permitted uses
C-G · Goodyear, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$2.8M
COMMERCIAL (GENERAL)
Est. value
$3.9M
RESTAURANT Current
COMMERCIAL (GENERAL)
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
1990
Construction
STEEL FRAME
Heating
NONE
Stories
1
Lot
0.92 ac
Current owner
From public records · entity-resolved
Ac Investment Holdings LLC
Entity
Mailing address
2740 S ALMA SCHOOL RD STE #13, MESA, AZ 85210-4027
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 14, 2020
—
Ac Investment Holdings LLC
—
Deed
related
$724,500 · Bank Of America
Aug 29, 2019
$1,350,000
Ac Investment Holdings LLC
Luds Investment Group LLC
Grant Deed
$724,500 · Bank Of America
Jul 17, 2009
$1,245,000
Luds Investment Group LLC
Ledford Family Trust
Grant Deed
$550,000 · Ledford Family Trust (tr)
Jun 25, 2004
—
Ledford Trust
Jbs Restaurants INC
Grant Deed
related
—
May 10, 2004
$1,500,000
Ledford,tr
Jb S Restaurants INC
Grant Deed
—
Dec 19, 2000
—
Jbs Family Restaurant INC
—
Deed Of Trust
related
$8,025,000 · Textron Financial
Jan 18, 1990
$375,000
J B's Restaurant
Litchfield & Van
Grant Deed
—
—
—
Ac Investment Holdings LLC
—
Deed Of Trust
related
$724,500 · Bank Of America
—
—
Ac Investment Holdings LLC
—
Deed Of Trust
related
$499,000 · Cdc Small Busn Fin
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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