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Property profile & analytics
OFF-MARKET
Retail space
3131 Indian School Rd Phoenix, AZ 85016-6807
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US07-2544763
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1959
Construction
CONCRETE
Total area
45,108 SF
Lot
9.95 ac (433,407 SF)
Zoning code
C-2
APN
119-01-380
UPID
US07-2544763
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
-
Williams Brothers HVAC LLC HVAC Service General Contractor
-
English dermatolgy Medical Clinic Skin Care Clinic
-
Ross Dress for Less Clothing Store Department Store
-
Amazon Locker - Beanie Marketing & Advertising IT Consulting Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Arcadia Fiesta LP · 4 yrs held
Arcadia Fiesta LP
since 2021
Last sale
$41.7M
4 recorded transactions
Zoning & alternative use
C-2 · Phoenix, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose C-2 zone is to provide commercial uses of medium intensity designed to be compatible with each other and to provide for a wide range of types of commercial activity within the district
Zone name
Intermediate Commercial
General category
COMMERCIAL
Zone area
13,095.06 ac
Source
Realmo
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$406,066
Tax year 2023
Assessed value
$4,054,293
Assessed 2024
Previous assessed
$3,507,032
+15.6% YoY
Effective rate
10.02%
On assessed value
Land market value
$13,011,600
Improvement market value
$11,559,873
Total market value
$24,571,473
Applied tax rate
141,300.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1959
Construction
CONCRETE
Heating
NONE
Buildings
5
Stories
1
Units
5
Total area
45,108 SF
Lot
9.95 ac (433,407 SF)
Zoning code
C-2
APN
119-01-380
UPID
US07-2544763
Jurisdiction
MARICOPA
Zoning & alternative use
C-2 · Phoenix, AZZoning C-2 · permitted uses
C-2 · Phoenix, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose C-2 zone is to provide commercial uses of medium intensity designed to be compatible with each other and to provide for a wide range of types of commercial activity within the district
Zone name
Intermediate Commercial
General category
COMMERCIAL
Zone area
13,095.06 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1959
Construction
CONCRETE
Heating
NONE
Stories
1
Buildings
5
Units
5
Lot
9.95 ac
Current owner
From public records · entity-resolved
Arcadia Fiesta LP
Entity
Mailing address
10218 111TH EDMONTON ST NW XX
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 24, 2021
$41,650,000
Arcadia Fiesta LP
32nd Indian School Investors LLC
Special Warranty Deed
$28,375,000 · Morgan Stanley Bank NA
Feb 28, 2019
—
32nd Indian Sch Invtrs LLC
—
Loan Modification
related
$27,000,000 · Jp Morgan Chase Bk
Apr 18, 2014
$12,390,000
32nd Indian Sch Invtrs LLC
Bashas INC
Grant Deed
—
Dec 29, 2011
—
Bashas INC
—
Grant Deed
related
$100,000,000 · Ga Cap LLC
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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