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Property profile & analytics
OFF-MARKET
Estimated value
$2,575,000
Retail space
4299 Hwy 90 Sierra Vista, AZ 85635-2427
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US07-1008096
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1998
Construction
CONCRETE
Total area
25,470 SF
Lot
2.09 ac (91,128 SF)
APN
107-16-049C
UPID
US07-1008096
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
$2.46M
CAP Approach
CAP
$2.53M
Comparable Approach
Comparable
$3.14M
Blend (final)
Blend
$2.58M
Owner & transaction history
1400 Cherry Hills LLC · 4 yrs held
1400 Cherry Hills LLC
since 2021
Last sale
$2.8M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.0M
+44.3%
Office building
$3.8M
+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
$2,365,000
ML approach
$2,455,000
CAP Approach
CAP Return
Estimation
6%
$2,740,000
6.5%
$2,530,000
7%
$2,350,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,790,000
Current use
RESTAURANT
$4,025,000
Change: +44% · Conversion: Easy
OFFICE BUILDING
$3,815,000
Change: +37% · Conversion: Easy
MEDICAL BUILDING
$2,780,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,265,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$2.58M
Range $2.32M – $2.83M · ±10% · vs last sale $2.76M (Oct 27 2021)
Last sale anchor
$2.76M
Oct 27 2021
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
$38,277
Tax year 2023
Assessed value
$327,296
Assessed 2024
Previous assessed
$330,270
-0.9% YoY
Effective rate
11.69%
On assessed value
Assessed land
$82,015
Assessed improvement
$245,281
Land market value
$546,765
Improvement market value
$1,635,209
Total market value
$2,181,974
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
1998
Construction
CONCRETE
Heating
OTHER
Cooling
AC.PACKAGE
Stories
1
Total area
25,470 SF
Lot
2.09 ac (91,128 SF)
APN
107-16-049C
UPID
US07-1008096
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
$2.8M
RESTAURANT
Est. value
$4.0M
OFFICE BUILDING
Est. value
$3.8M
MEDICAL BUILDING
Est. value
$2.8M
COMMERCIAL (GENERAL)
Est. value
$2.3M
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
1998
Construction
CONCRETE
Heating
OTHER
Cooling
Yes
Stories
1
Lot
2.09 ac
Current owner
From public records · entity-resolved
1400 Cherry Hills LLC
Entity
Mailing address
550 HOWE AVE STE #100, SACRAMENTO, CA 95825-8339
Ownership since
2021
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
Oct 27, 2021
—
1400 Cherry Hills LLC
Dianna L Boehner
Special Warranty Deed
$1,518,000 · Desert Financial Cu
Oct 27, 2021
$2,760,000
Svaz2021 LP
Centre 3 LLC
Special Warranty 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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