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Property profile & analytics
OFF-MARKET
Estimated value
$1,925,000
Retail space
40975 Ironwood Dr San Tan Valley, AZ 85140-8906
Individually Owned
Free & Clear
Property ID
US07-2550715
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2007
Construction
CONCRETE
Total area
21,227 SF
Lot
4.16 ac (180,997 SF)
APN
104-24-013H
UPID
US07-2550715
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
-
Empower Physical Therapy: San Tan Physician
-
COX ARMS USA Industrial Manufacturer Production Facility
-
X10wolfe Tattoo Tattoo & Piercing Shop
-
CosmoProf (Bike/Boat/Book/etc) Store Cosmetic Store
-
Ghett Yo Wings- San Tan Valley Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.53M
Blend (final)
Blend
$1.93M
Owner & transaction history
Ch Fsr I Phoenix Ocotillo Trails Ll
Ch Fsr I Phoenix Ocotillo Trails Ll
since 2026
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.9M
+3.6%
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 San Tan Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Tan Valley 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
RETAIL STORES
$2,790,000
Current use
OFFICE BUILDING
$2,895,000
Change: +4% · Conversion: Easy
Blend value · Realmo final
$1.93M
Range $1.73M – $2.12M · ±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
$91 / 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
$51,774
Tax year 2023
Assessed value
$593,571
Assessed 2025
Previous assessed
$598,074
-0.8% YoY
Effective rate
8.72%
On assessed value
Assessed land
$97,738
Assessed improvement
$495,833
Land market value
$542,991
Improvement market value
$2,754,626
Total market value
$3,297,617
Applied tax rate
4,404.0000
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
2007
Construction
CONCRETE
Heating
OTHER
Cooling
AC.PACKAGE
Stories
1
Total area
21,227 SF
Lot
4.16 ac (180,997 SF)
APN
104-24-013H
UPID
US07-2550715
Jurisdiction
PINAL
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
$2.8M
OFFICE BUILDING
Est. value
$2.9M
RETAIL STORES 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
2007
Construction
CONCRETE
Heating
OTHER
Cooling
Yes
Stories
1
Lot
4.16 ac
Current owner
From public records · entity-resolved
Ch Fsr I Phoenix Ocotillo Trails Ll
Individual
Free & Clear · 0 yrs held
Mailing address
7500 E MCDONALD DR STE 100A, SCOTTSDALE, AZ 85250-6056
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 5, 2026
$16,250,000
Ch Fsr I Phoenix Ocotillo Trails Ll
Octotillo & Ironwood Partners By Ll
Special Warranty Deed
—
Sep 12, 2022
—
Octotillo & Ironwood Partners LLC
—
Deed
related
$9,000,000 · Bank Of The West
Mar 29, 2021
—
Octotillo & Ironwood Partners LLC
Octotillo & Lronwood LLC
Special Warranty Deed
$7,825,000 · Stearns Bank NA
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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