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Property profile & analytics
FOR LEASE
Office buildings
4425 East Cotton Center Blvd Phoenix, AZ 85040
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US07-1171295
For Lease
1 / 5
$17 SF/Yr
4425 East 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
108,874 SF
Lot
12.79 ac (557,153 SF)
Zoning code
CP/BP
APN
123-06-059B
UPID
US07-1171295
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
-
Dr. Janice Johnston Pediatrician Physician
-
Gil Holland Pediatrician Physician
-
hi HealthInnovations Hearing Aid Store
-
Health Group Insurance Insurance Agency
-
Goldenhersh Melissa Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$66.76M
Blend (final)
Blend
$66.76M
Owner & transaction history
Wpt Land 2 LP · 9 yrs held
Wpt Land 2 LP
since 2016
4 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
$61,705,000
Current use
RESTAURANT
$58,140,000
Change: -6% · Conversion: Moderate
COMMERCIAL (GENERAL)
$56,625,000
Change: -8% · Conversion: Easy
Blend value · Realmo final
$66.76M
Range $60.08M – $73.44M · ±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
$613 / 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
$313,670
Tax year 2023
Assessed value
$4,525,692
Assessed 2024
Previous assessed
$5,124,718
-11.7% YoY
Effective rate
6.93%
On assessed value
Land market value
$5,756,500
Improvement market value
$21,671,939
Total market value
$27,428,439
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
108,874 SF
Lot
12.79 ac (557,153 SF)
Zoning code
CP/BP
APN
123-06-059B
UPID
US07-1171295
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
$61.7M
RESTAURANT
Est. value
$58.1M
COMMERCIAL (GENERAL)
Est. value
$56.6M
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
12.79 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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 9, 2018
—
Wpt Land 2 LP
—
Trustees 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
Oct 4, 2016
$61,000,000
Wpt Land 2 LP
Liberty Cotton Center LLC
Trustees Deed
$557,000,000 · Jp Morgan Chase Bk
Jan 18, 2005
—
Quads Ml LLC
Quads 345 LLC
Quit Claim 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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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