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Property profile & analytics
OFF-MARKET
Estimated value
$16,845,000
Strip malls
3115 Mcclintock Dr Tempe, AZ 85282-5601
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US07-1077256
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1987
Construction
CONCRETE
Total area
19,361 SF
Lot
12.17 ac (530,169 SF)
Zoning code
PCC-1
APN
133-34-006R
UPID
US07-1077256
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
-
Valley Plaza Business Service Center Corporate Office
-
US Foods CHEF'STORE Grocery & Convenience Store Distribution Center
-
Watkins Brothers Roof Systems Co Roofing Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$16.84M
Blend (final)
Blend
$16.85M
Owner & transaction history
Valley Plaza Reh LLC · 7 yrs held
Valley Plaza Reh LLC
since 2019
5 recorded transactions
Zoning & alternative use
PCC-1 · Tempe, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$13.5M
+36.1%
Auto repair, garage
$13.3M
+34.2%
Industrial (general)
$11.5M
+15.7%
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 Tempe submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tempe 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
$13,495,000
Change: +36% · Conversion: Difficult
AUTO REPAIR, GARAGE
$13,310,000
Change: +34% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$11,475,000
Change: +16% · Conversion: Difficult
RETAIL STORES
$10,195,000
Change: +3% · Conversion: Easy
Blend value · Realmo final
$16.85M
Range $15.16M – $18.53M · ±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
$870 / 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
$221,906
Tax year 2023
Assessed value
$4,353,653
Assessed 2024
Previous assessed
$3,815,276
+14.1% YoY
Effective rate
5.10%
On assessed value
Land market value
$16,553,300
Improvement market value
$9,832,475
Total market value
$26,385,775
Applied tax rate
31,600.0000
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
1987
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Buildings
7
Stories
1
Units
7
Total area
19,361 SF
Lot
12.17 ac (530,169 SF)
Zoning code
PCC-1
APN
133-34-006R
UPID
US07-1077256
Jurisdiction
MARICOPA
Zoning & alternative use
PCC-1 · Tempe, AZ
Zoning PCC-1 · permitted uses
PCC-1 · Tempe, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Tempe. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$13.5M
AUTO REPAIR, GARAGE
Est. value
$13.3M
INDUSTRIAL (GENERAL)
Est. value
$11.5M
RETAIL STORES
Est. value
$10.2M
RESTAURANT
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
RETAIL STORES
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
1987
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
1
Buildings
7
Units
7
Lot
12.17 ac
Current owner
From public records · entity-resolved
Valley Plaza Reh LLC
Entity
Mailing address
PO BOX 30308, CHARLOTTE, NC 28230-0308
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 13, 2019
$6,409,085
Valley Plaza Reh LLC
Phoenix Retail Holdings I
Trustees Deed
$128,600,000 · Deutsche Bk Ag/ny Branch
Jul 21, 2015
$20,200,000
Phoenix Retail Holdings I L
Weingarten Nostat INC
Grant Deed
$16,500,000 · Pfp Holding Co IV LLC
May 20, 1998
—
Weingarten Nostat INC
Weingarten Realty Investors
Quit Claim Deed
related
—
Dec 13, 1993
$5,760,000
Tempe Valley Plaza Ltd
Metropolitan Lif
Grant Deed
—
Mar 7, 1989
—
Metropolitan Lif
Unknown
Grant Deed
related
—
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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