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Property profile & analytics
OFF-MARKET
Estimated value
$5,645,000
Flex space
404 Guadalupe Rd, Tempe, AZ 85283-3598
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US07-0108232
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1986
Construction
CONCRETE
Total area
17,796 SF
Lot
2.14 ac (93,240 SF)
Zoning code
GID
APN
301-82-005B
UPID
US07-0108232
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
-
Paradigm Precision Corporate Office Factory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.65M
Owner & transaction history
Tmt Guadalupe LLC · 1 yrs held
Tmt Guadalupe LLC
since 2025
Last sale
$7.5M
7 recorded transactions
Zoning & alternative use
GID · Tempe, 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 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
$5,185,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$9,410,000
Current use
RETAIL STORES
$9,370,000
Change: 0% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$8,935,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$5.65M
Range $5.08M – $6.21M · ±10% · vs last sale $7.45M (Feb 9 2025)
Last sale anchor
$7.45M
Feb 9 2025
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
$317 / 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
$48,398
Tax year 2023
Assessed value
$791,472
Assessed 2024
Previous assessed
$611,218
+29.5% YoY
Effective rate
6.11%
On assessed value
Land market value
$1,195,200
Improvement market value
$3,601,600
Total market value
$4,796,800
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1986
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Buildings
2
Stories
1
Units
2
Total area
17,796 SF
Lot
2.14 ac (93,240 SF)
Zoning code
GID
APN
301-82-005B
UPID
US07-0108232
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
INDUSTRIAL (GENERAL) Current
Est. value
$9.4M
RETAIL STORES
Est. value
$9.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.9M
INDUSTRIAL (GENERAL) Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
1986
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
1
Buildings
2
Units
2
Lot
2.14 ac
Current owner
From public records · entity-resolved
Tmt Guadalupe LLC
Entity
Mailing address
16901 MILLIKAN AVE, IRVINE, CA 92606-5011
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 9, 2025
$7,450,000
Tmt Guadalupe LLC
Highland Automotive Properties LLC
Special Warranty Deed
$5,531,250 · Washington Trust Bank
Apr 7, 2022
—
Highland Automotive Properties LLC
—
Deed
related
$5,810,000 · Protective Life Insurance Co
Dec 29, 2021
$5,411,400
Highland Automotive Properties LLC
Abart Properties 1800 LLC
Special Warranty Deed
$2,490,000 · Piercey Living Trust
May 29, 2020
—
Abart Properties 1800 LLC
—
Deed
related
$700,000 · Washington Fed'l Svgs
May 4, 2020
—
Abart Properties 1800 LLC
—
Deed
related
$2,125,000 · Washington Fed'l Svgs
May 13, 2016
—
Abart Properties 1800 LLC
—
Deed
related
$700,000 · Washington Federal
Nov 18, 2014
$3,300,000
Abart Properties 1800 LLC
Glen N Gessford
Special Warranty Deed
$2,125,000 · Washington Federal
Jul 31, 2007
$4,081,000
Glen N Gessford
Mohnach Wolf Properties LLC
Special Warranty Deed
$2,920,000 · First Service Cu
Dec 28, 2004
—
Mohnach-wolf Properties LLC
Mohnach-wolf Properties
Quit Claim Deed
related
—
Dec 12, 2001
—
Mohnac-wolf Properties Gp
Smith West INC
Grant Deed
$248,050 · M & I Marshall & Isley Bank
—
—
Smith West INC
—
Deed Of Trust
related
$7,223,510 · M & I Thunderbird Bank
—
—
Abart Properties 1800 LLC
—
Loan Modification
related
$2,125,000 · Washington Fed'l Svgs
—
—
Abart Properties 1800 LLC
—
Loan Modification
related
$2,125,000 · Washington Fed'l Svgs
—
—
Abart Properties 1800 LLC
—
Loan Modification
related
$700,000 · Washington Fed'l Svgs
—
—
Smith West INC
—
Deed Of Trust
related
$260,000 · M & I Thunderbird Bank
—
—
Mohnach-wolf Properties
—
Deed Of Trust
related
$600,000 · M & I Marshall & Isley Bank
—
—
Mohnach-wolf Properties LLC
—
Deed Of Trust
related
$561,900 · Us Small Business Admn
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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