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Property profile & analytics
OFF-MARKET
Estimated value
$9,375,000
Warehouses
402 Geneva Dr Tempe, AZ 85282-2004
Entity Owned
2-yr Hold
Free & Clear
Property ID
US07-0520067
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1979
Construction
CONCRETE
Total area
49,346 SF
Lot
2.38 ac (103,687 SF)
Zoning code
GID
APN
123-39-010A
UPID
US07-0520067
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
-
Wayne Dalton Sales & Service of Tempe Building Supply General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.38M
CAP Approach
CAP
$8.39M
Comparable Approach
Comparable
$8.42M
Blend (final)
Blend
$9.38M
Owner & transaction history
Vaf I 402 West Geneva LLC · 2 yrs held
Vaf I 402 West Geneva LLC
since 2024
Last sale
$9.4M
7 recorded transactions
Zoning & alternative use
GID · Tempe, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$14.9M
+67.8%
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 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
$9,375,000
ML approach
$9,375,000
CAP Approach
CAP Return
Estimation
6%
$9,090,000
6.5%
$8,390,000
7%
$7,790,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$8,905,000
Current use
OFFICE BUILDING
$14,945,000
Change: +68% · Conversion: Difficult
Blend value · Realmo final
$9.38M
Range $8.44M – $10.31M · ±10% · vs last sale $9.38M (Apr 22 2024)
Last sale anchor
$9.38M
Apr 22 2024
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
$190 / 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
$42,683
Tax year 2023
Assessed value
$998,547
Assessed 2024
Previous assessed
$998,547
+0.0% YoY
Effective rate
4.27%
On assessed value
Land market value
$741,700
Improvement market value
$5,310,100
Total market value
$6,051,800
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1979
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Stories
1
Total area
49,346 SF
Lot
2.38 ac (103,687 SF)
Zoning code
GID
APN
123-39-010A
UPID
US07-0520067
Jurisdiction
MARICOPA
Zoning & alternative use
GID · Tempe, AZ
Zoning GID · permitted uses
GID · 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
WAREHOUSE, STORAGE Current
Est. value
$8.9M
OFFICE BUILDING
Est. value
$14.9M
WAREHOUSE, STORAGE Current
OFFICE BUILDING
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
1979
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
1
Lot
2.38 ac
Current owner
From public records · entity-resolved
Vaf I 402 West Geneva LLC
Entity
Free & Clear · 2 yrs held
Mailing address
14241 DALLAS PKWY STE #1050, DALLAS, TX 75254-2960
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 27, 2024
—
Vaf I 402 West Geneva LLC
—
Deed
related
$69,100,000 · Sdf Reit Holdco LLC
Apr 22, 2024
$9,375,000
Vaf I 402 West Geneva LLC
Dct Geneva LLC
Special Warranty Deed
—
Jun 1, 2015
$3,350,000
Dct Geneva LLC
West Geneva Building LLC
Grant Deed
—
Sep 26, 2008
—
West Geneva Building LLC
Yeager,james R & Jacquelynn
Grant Deed
—
Aug 4, 2004
—
James R Yeager
402 West Geneva LLC
Warranty Deed
$803,311 · Commercial Federal Bank
Apr 26, 2000
$1,350,000
James R Yeager
Lord,david E & Lynda
Grant Deed
—
Oct 29, 1998
$1,350,000
James R Yeager
Yeager Trust
Grant Deed
related
$1,100,000 · Seller
Apr 28, 1993
—
Yeager Family Trust
Yeager
Quit Claim 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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