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Property profile & analytics
FOR LEASE
Office buildings
4405 E Cotton Center Blvd Phoenix, AZ 85040
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US07-3364344
For Lease
1 / 2
$25,955,000
4405 E Cotton Center Blvd, Phoenix, AZ 85040
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2000
Construction
CONCRETE
Total area
54,629 SF
Lot
4.62 ac (201,214 SF)
Zoning code
CP/BP
APN
123-06-057
UPID
US07-3364344
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
-
Encore Bank Credit Union
-
Midland Credit Management Inc Financial Advisor
-
Encore Capital Group Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$25.96M
Blend (final)
Blend
$25.96M
Owner & transaction history
Wpt Land 2 LP · 9 yrs held
Wpt Land 2 LP
since 2016
7 recorded transactions
Zoning & alternative use
CP/BP · Phoenix, 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 Phoenix submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Phoenix 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
OFFICE BUILDING
$30,960,000
Current use
RESTAURANT
$29,175,000
Change: -6% · Conversion: Moderate
COMMERCIAL (GENERAL)
$28,415,000
Change: -8% · Conversion: Easy
Blend value · Realmo final
$25.96M
Range $23.36M – $28.55M · ±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
$475 / 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
$89,620
Tax year 2023
Assessed value
$1,759,560
Assessed 2024
Previous assessed
$1,471,996
+19.5% YoY
Effective rate
5.09%
On assessed value
Land market value
$2,108,800
Improvement market value
$8,555,200
Total market value
$10,664,000
Applied tax rate
31,300.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
2000
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Stories
1
Total area
54,629 SF
Lot
4.62 ac (201,214 SF)
Zoning code
CP/BP
APN
123-06-057
UPID
US07-3364344
Jurisdiction
MARICOPA
Zoning & alternative use
CP/BP · Phoenix, AZ
Zoning CP/BP · permitted uses
CP/BP · Phoenix, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Phoenix. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$31.0M
RESTAURANT
Est. value
$29.2M
COMMERCIAL (GENERAL)
Est. value
$28.4M
OFFICE BUILDING Current
RESTAURANT
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
2000
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
1
Lot
4.62 ac
Current owner
From public records · entity-resolved
Wpt Land 2 LP
Entity
Mailing address
700 DRESHER RD STE #150, HORSHAM, PA 19044-0138
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 9, 2018
—
Wpt Land 2 LP
—
Grant Deed
related
$1,280,000,000 · Jp Morgan Chase Bk
Jun 13, 2018
—
Wpt Properties LP
—
Grant Deed
related
$1,280,000,000 · Jp Morgan Chase Bk
Aug 24, 2017
—
Wpt Land 2 LP
—
Loan Modification
related
$557,000,000 · Wells Fargo Bk #2016-wpt (ce)
Oct 4, 2016
$61,000,000
Wpt Land 2 LP
Liberty Cotton Center LLC
Special Warranty Deed
$557,000,000 · Jpmorgan Chase Bank NA
Jul 12, 2007
$85,777,056
Liberty Cotton Center LLC
Quads Ml LLC
Grant Deed
—
Jan 18, 2005
—
Quads Ml LLC
Quads 345 LLC
Quit Claim Deed
related
$51,000,000 · Merrill Lynch Mortgage Lending
Nov 4, 2002
—
Quad 345 LLC
Roanoke Central Investments
Grant 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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