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Property profile & analytics
OFF-MARKET
Estimated value
$38,865,000
Hotels
3838 Van Buren St Bldg 1 Phoenix, AZ 85008-6918
Entity Owned
11-yr Hold
Property ID
US07-0471908
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1972
Construction
STEEL FRAME
Total area
101,716 SF
Lot
0.9 ac (39,119 SF)
Zoning code
C-G
APN
121-13-020
UPID
US07-0471908
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$39.74M
Blend (final)
Blend
$38.87M
Owner & transaction history
Pyramid Phoenix Inv LLC Inv · 11 yrs held
Pyramid Phoenix Inv LLC Inv
since 2015
5 recorded transactions
Zoning & alternative use
C-G · Phoenix, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$54.3M
+2.5%
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
Alternative Use
Use
Estimation
HOTEL/MOTEL
$52,975,000
Current use
RESTAURANT
$54,320,000
Change: +3% · Conversion: Difficult
AUTO REPAIR, GARAGE
$42,980,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$38.87M
Range $34.98M – $42.75M · ±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
$382 / 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
$200,101
Tax year 2023
Assessed value
$3,071,291
Assessed 2024
Previous assessed
$1,525,750
+101.3% YoY
Effective rate
6.52%
On assessed value
Land market value
$626,700
Improvement market value
$17,987,183
Total market value
$18,613,883
Applied tax rate
311,300.0000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1972
Construction
STEEL FRAME
Heating
PACKAGE
Cooling
YES
Buildings
2
Stories
10
Units
2
Total area
101,716 SF
Lot
0.9 ac (39,119 SF)
Zoning code
C-G
APN
121-13-020
UPID
US07-0471908
Jurisdiction
MARICOPA
Zoning & alternative use
C-G · Phoenix, AZ
Zoning C-G · permitted uses
C-G · 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.
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$53.0M
RESTAURANT
Est. value
$54.3M
AUTO REPAIR, GARAGE
Est. value
$43.0M
HOTEL/MOTEL Current
RESTAURANT
AUTO REPAIR, GARAGE
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
1972
Construction
STEEL FRAME
Heating
PACKAGE
Cooling
Yes
Stories
10
Buildings
2
Units
2
Lot
0.9 ac
Current owner
From public records · entity-resolved
Pyramid Phoenix Inv LLC Inv
Entity
Mailing address
3838 E VAN BUREN ST, PHOENIX, AZ 85008-6918
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2015
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 12, 2015
$20,200,000
Pyramid Phoenix Inv LLC Inv
Phoenix Arpt Hotel Owner L
Grant Deed
related
$15,900,000 · Ladder Cap Fin
Jan 16, 2013
$14,000,000
Phoenix Arpt Hotel Owner LLC
Morris Kevin J
Trustees Deed
—
Jun 11, 2008
—
Gateway Hotel LLC
Windsor Gateway LLC
Quit Claim Deed
$25,211,524 · Specialty Finance Group LLC
Apr 4, 2007
$11,600,000
Windsor Gateway LLC
Breof Aip Phoenix LLC
Grant Deed
$8,700,000 · Arizona Business Bank
Oct 4, 2005
$10,115,855
Breof Aip Phoenix LLC
American Industrial Props Reit
Grant Deed
—
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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