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Property profile & analytics
FOR SALE
Office buildings
444 North 44Th St Phoenix, AZ 85008
Entity Owned
9-yr Hold
Free & Clear
Property ID
US07-0043448
For Sale
1 / 8
$45,090,000
444 North 44Th St, Phoenix, AZ 85008
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1998
Construction
CONCRETE
Total area
143,063 SF
Lot
7.38 ac (321,552 SF)
Zoning code
C-2
APN
125-26-018
UPID
US07-0043448
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
-
Shakuntala Jain Physician
-
Joao Esteves Physician
-
Suhaila Al Haddad Physician
-
Easwar Bhoothalingom Medical Clinic
-
Arnold Kendall Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$45.70M
Blend (final)
Blend
$45.09M
Owner & transaction history
Cpf Fremont Associates LLC · 9 yrs held
Cpf Fremont Associates LLC
since 2016
7 recorded transactions
Zoning & alternative use
C-2 · Phoenix, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$60.5M
+40.3%
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
$43,080,000
Current use
AUTO REPAIR, GARAGE
$60,450,000
Change: +40% · Conversion: Difficult
MEDICAL BUILDING
$37,975,000
Change: -12% · Conversion: Easy
WAREHOUSE, STORAGE
$37,130,000
Change: -14% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$36,415,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$45.09M
Range $40.58M – $49.60M · ±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
$315 / 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
$491,342
Tax year 2023
Assessed value
$4,181,740
Assessed 2024
Previous assessed
$5,133,337
-18.5% YoY
Effective rate
11.75%
On assessed value
Land market value
$2,919,000
Improvement market value
$22,424,878
Total market value
$25,343,878
Applied tax rate
311,300.0000
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 Sale
Year built
1998
Construction
CONCRETE
Heating
HEAT PUMP
Buildings
2
Stories
4
Units
2
Total area
143,063 SF
Lot
7.38 ac (321,552 SF)
Zoning code
C-2
APN
125-26-018
UPID
US07-0043448
Jurisdiction
MARICOPA
Zoning & alternative use
C-2 · Phoenix, AZ
Zoning C-2 · permitted uses
C-2 · 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
$43.1M
AUTO REPAIR, GARAGE
Est. value
$60.5M
MEDICAL BUILDING
Est. value
$38.0M
WAREHOUSE, STORAGE
Est. value
$37.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$36.4M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
WAREHOUSE, STORAGE
NEIGHBORHOOD: SHOPPING CENTER
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
HEAT PUMP
Stories
4
Buildings
2
Units
2
Lot
7.38 ac
Current owner
From public records · entity-resolved
Cpf Fremont Associates LLC
Entity
Free & Clear · 9 yrs held
Mailing address
3000 AIRWAY AVE STE #200, COSTA MESA, CA 92626-6023
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 30, 2020
—
Cpf Fremont Associates LLC
—
Deed
related
—
Jun 30, 2020
—
Cpf Fremont Associates LLC
—
Deed
related
—
Sep 8, 2016
$40,400,000
Cpf Fremont Associates LLC
444 North 44th Street LLC
Special Warranty Deed
—
Apr 16, 2015
$22,927,000
444 North 44th Street LLC
Lba Riv Company Vii LLC
Special Warranty Deed
$21,200,000 · Jpmorgan Chase Bank NA
Feb 28, 2014
—
Lba Riv-co Vii LLC
Lba Riv-co V LLC
Quit Claim Deed
$50,000,000 · Bank Of America
Jul 6, 2011
$12,300,000
Lba Riv-co V LLC
Hannay Investment Props INC
Grant Deed
—
Jun 8, 2006
$27,200
Fourth Artel Holding LLC
Mowry Partners LLC
Grant Deed
$21,760,000 · Key Bank & Trust
Feb 17, 2005
$20,500,000
Younan Properties INC
Lsf Presidio Investment II
Grant Deed
related
—
Dec 30, 2004
$20,500,000
Mowry Partners LLC
Lsf Presidio Investment I LLC
Grant Deed
$16,000,000 · Bank Of America
Feb 15, 2001
$18,000,000
Lsf Presidio Investment I LLC
Carramerica Realty Corp
Grant Deed
$50,616,500 · Wells Fargo Bank
Feb 13, 1997
$3,413,592
Carr-america Realty Corp
Gateway Plaza L L C
Grant Deed
—
Dec 26, 1996
$2,437,182
Plaza L L C Gateway
Christiania Og Kreditkass
Grant Deed
$1,500,000 · Bank One Arizona
—
—
Cpf Fremont Associates LLC
—
Loan Modification
related
—
—
—
Cpf Fremont Associates LLC
—
Loan Modification
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.
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