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Property profile & analytics
OFF-MARKET
Estimated value
$4,865,000
Day care centers
4050 Val Vis Dr Gilbert, AZ 85297-4625
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US07-2497584
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2015
Construction
STEEL FRAME
Total area
11,777 SF
Lot
1.58 ac (68,666 SF)
Zoning code
R-15
APN
304-57-912
UPID
US07-2497584
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
-
Primrose School of Gilbert at Santan Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.75M
Blend (final)
Blend
$4.87M
Owner & transaction history
Alpine Canyon LLC
Alpine Canyon LLC
since 2025
Last sale
$5.0M
1 recorded transaction
Zoning & alternative use
R-15 · Gilbert, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.5M
+95.9%
Auto repair, garage
$5.2M
+58.4%
Retail stores
$4.3M
+30.9%
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 Gilbert submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gilbert 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
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$3,300,000
Current use
RESTAURANT
$6,470,000
Change: +96% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,230,000
Change: +58% · Conversion: Difficult
RETAIL STORES
$4,325,000
Change: +31% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,285,000
Change: +30% · Conversion: Difficult
OFFICE BUILDING
$3,625,000
Change: +10% · Conversion: Difficult
MEDICAL BUILDING
$3,010,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$4.87M
Range $4.38M – $5.35M · ±10% · vs last sale $5.00M (May 18 2025)
Last sale anchor
$5.00M
May 18 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
$413 / 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
$20,077
Tax year 2023
Assessed value
$572,158
Assessed 2024
Previous assessed
$485,840
+17.8% YoY
Effective rate
3.51%
On assessed value
Land market value
$823,900
Improvement market value
$4,897,681
Total market value
$5,721,581
Applied tax rate
800,606.0000
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2015
Construction
STEEL FRAME
Heating
NONE
Stories
1
Total area
11,777 SF
Lot
1.58 ac (68,666 SF)
Zoning code
R-15
APN
304-57-912
UPID
US07-2497584
Jurisdiction
MARICOPA
Zoning & alternative use
R-15 · Gilbert, AZ
Zoning R-15 · permitted uses
R-15 · Gilbert, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gilbert. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$3.3M
RESTAURANT
Est. value
$6.5M
AUTO REPAIR, GARAGE
Est. value
$5.2M
RETAIL STORES
Est. value
$4.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.3M
OFFICE BUILDING
Est. value
$3.6M
MEDICAL BUILDING
Est. value
$3.0M
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
MEDICAL 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
2015
Construction
STEEL FRAME
Heating
NONE
Stories
1
Lot
1.58 ac
Current owner
From public records · entity-resolved
Alpine Canyon LLC
Entity
Mailing address
140 E BENRICH DR, GILBERT, AZ 85295-1441
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 18, 2025
$5,000,000
Alpine Canyon LLC
Ocotillo Childcare Property LLC
Special Warranty Deed
$3,281,000 · First Bank Of The Lake
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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