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Property profile & analytics
OFF-MARKET
Estimated value
$61,290,000
Specialty properties
3411 16th St, Phoenix, AZ 85016-7150
Entity Owned
5-yr Hold
Property ID
US07-0093315
Property profile
Verified
Property type
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Year built
1999
Construction
STEEL FRAME
Total area
3,094 SF
Lot
11.97 ac (521,419 SF)
Zoning code
R-3A
APN
119-30-075
UPID
US07-0093315
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
-
Behunin Vocal Studio Tutoring Service
-
Tasty Crowd Hospitality Staffing Business Service Center Employment Agency
-
Amway Productos Distribuitor (Bike/Boat/Book/etc) Store Cosmetic Store
-
Mike's Mobile Massage Alternative Medicine Practice Spa & Massage Center
-
Arioso City Lofts Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$62.40M
Blend (final)
Blend
$61.29M
Owner & transaction history
Arioso Lofts LLC · 5 yrs held
Arioso Lofts LLC
since 2021
7 recorded transactions
Zoning & alternative use
R-3A · Phoenix, 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 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
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
Blend value · Realmo final
$61.29M
Range $55.16M – $67.42M · ±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
$19,809 / 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
$314,412
Tax year 2023
Assessed value
$8,489,950
Assessed 2024
Previous assessed
$5,739,450
+47.9% YoY
Effective rate
3.70%
On assessed value
Land market value
$16,595,300
Improvement market value
$68,304,200
Total market value
$84,899,500
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
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Status
Off-Market
Year built
1999
Construction
STEEL FRAME
Heating
PACKAGE
Cooling
YES
Buildings
24
Stories
1
Units
312
Total area
3,094 SF
Lot
11.97 ac (521,419 SF)
Zoning code
R-3A
APN
119-30-075
UPID
US07-0093315
Jurisdiction
MARICOPA
Zoning & alternative use
R-3A · Phoenix, AZ
Zoning R-3A · permitted uses
R-3A · Phoenix, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Phoenix. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1999
Construction
STEEL FRAME
Heating
PACKAGE
Cooling
Yes
Stories
1
Buildings
24
Units
312
Lot
11.97 ac
Current owner
From public records · entity-resolved
Arioso Lofts LLC
Entity
Mailing address
4660 LA JOLLA VLG DR #1180, SAN DIEGO, CA 92122-4601
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 26, 2021
—
Arioso Lofts LLC
Playa Blanca LLC
Special Warranty Deed
$44,000,000 · Cbre Capital Markets INC
Sep 26, 2016
—
Playa Blanca LLC
—
Deed
related
$1,619,600 · Cbre Hmf INC
Jul 28, 2016
—
Playa Blanca LLC
—
Deed
related
$30,803,900 · Private Individual
Jul 21, 2003
$23,000,000
Playa Blanca LLC
Snk City Lofts INC
Grant Deed
$15,100,000 · Massachusetts Mutual Life Ins
—
—
Playa Blanca LLC
—
Deed Of Trust
related
$30,803,900 · Private Individual
—
—
Playa Blanca LLC
—
Loan Modification
related
$30,803,900 · Private Individual
—
—
Playa Blanca LLC
—
Loan Modification
related
$1,619,600 · Cbre Hmf INC
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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