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Property profile & analytics
OFF-MARKET
Estimated value
$835,000
Retail space
400 Hwy 90th Byp Sierra Vista, AZ 85635-2292
Entity Owned
8-yr Hold
Free & Clear
Property ID
US07-1615871
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2010
Construction
STEEL FRAME
Total area
8,288 SF
Lot
3.9 ac (169,884 SF)
APN
106-46-040
UPID
US07-1615871
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
$825k
Comparable Approach
Comparable
$806k
Blend (final)
Blend
$835k
Owner & transaction history
Shinstrom Brothers-redmond LLC · 8 yrs held
Shinstrom Brothers-redmond LLC
since 2018
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.3M
+44.3%
Office building
$1.2M
+36.8%
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 Sierra Vista submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sierra Vista 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%
$890,000
6.5%
$825,000
7%
$765,000
Alternative Use
Use
Estimation
RETAIL STORES
$910,000
Current use
RESTAURANT
$1,310,000
Change: +44% · Conversion: Easy
OFFICE BUILDING
$1,240,000
Change: +37% · Conversion: Easy
MEDICAL BUILDING
$905,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$735,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$835k
Range $752k – $919k · ±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
$101 / 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
$88,979
Tax year 2023
Assessed value
$1,029,392
Assessed 2024
Previous assessed
$863,693
+19.2% YoY
Effective rate
8.64%
On assessed value
Assessed land
$155,896
Assessed improvement
$873,496
Land market value
$1,039,304
Improvement market value
$5,823,307
Total market value
$6,862,611
Applied tax rate
6,830.0000
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
2010
Construction
STEEL FRAME
Heating
OTHER
Cooling
AC.PACKAGE
Buildings
4
Stories
1
Total area
8,288 SF
Lot
3.9 ac (169,884 SF)
APN
106-46-040
UPID
US07-1615871
Jurisdiction
COCHISE
Zoning & alternative use
Zoning · permitted uses
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
RETAIL STORES Current
Est. value
$910,000
RESTAURANT
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$905,000
COMMERCIAL (GENERAL)
Est. value
$735,000
RETAIL STORES Current
RESTAURANT
OFFICE BUILDING
MEDICAL BUILDING
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
2010
Construction
STEEL FRAME
Heating
OTHER
Cooling
Yes
Stories
1
Buildings
4
Lot
3.9 ac
Current owner
From public records · entity-resolved
Shinstrom Brothers-redmond LLC
Entity
Free & Clear · 8 yrs held
Mailing address
550 KIRKLAND WAY STE 100B, KIRKLAND, WA 98033-6268
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 4, 2018
$8,770,000
Shinstrom Brothers-redmond LLC
Triple C Associates LP
Grant Deed
—
Mar 12, 2010
$869,806
Casa Grande Sand Op Realty LLC
Wal-mart Stores INC
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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