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Property profile & analytics
OFF-MARKET
Estimated value
$3,160,000
Commercial land
44421 Black Cyn Hwy New River, AZ 85087
Entity Owned
4-yr Hold
Free & Clear
Property ID
US07-0604534
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
12.04 ac (524,462 SF)
Zoning code
C-G
APN
202-22-003M
UPID
US07-0604534
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.16M
Owner & transaction history
Circle Mountain Holdings LLC · 4 yrs held
Circle Mountain Holdings LLC
since 2021
Last sale
$3.2M
7 recorded transactions
Zoning & alternative use
C-G · New River, 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 New River submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs New River 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
$3,180,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$3.16M
Range $2.84M – $3.48M · ±10% · vs last sale $3.16M (Nov 12 2021)
Last sale anchor
$3.16M
Nov 12 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
—
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
$4,122
Tax year 2023
Assessed value
$575,460
Assessed 2024
Previous assessed
$484,290
+18.8% YoY
Effective rate
0.72%
On assessed value
Land market value
$3,836,400
Total market value
$3,836,400
Applied tax rate
971,300.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
12.04 ac (524,462 SF)
Zoning code
C-G
APN
202-22-003M
UPID
US07-0604534
Jurisdiction
MARICOPA
Zoning & alternative use
C-G · New River, AZZoning C-G · permitted uses
C-G · New River, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Heating
NONE
Lot
12.04 ac
Current owner
From public records · entity-resolved
Circle Mountain Holdings LLC
Entity
Free & Clear · 4 yrs held
Mailing address
1635 N GREENFIELD RD STE #115, MESA, AZ 85205-4010
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 12, 2021
$3,160,000
Circle Mountain Holdings LLC
Johnnie Mae Willis Burdick
Special Warranty Deed
—
Feb 12, 2020
—
Burdick,richard L Family Trust
Burdick Holdings LLC
Quit Claim Deed
related
—
Jun 9, 2005
$3,100,000
Burdick Holdings LLC
Anderson,darl J & Kaye L
Warranty Deed
—
May 2, 2005
$1,834,600
Darl J Andersen
Nilknarf INC
Grant Deed
—
Feb 28, 2005
$2,355,000
Nilknarf INC
La Familia Financial LP
Special Warranty Deed
$2,280,000 · La Famillia Financial
Jul 13, 2004
$1,600,000
La Familia Financial LP
N W B INC
Trustees Deed
related
—
Jun 11, 2004
$730,000
Richard J Lianes
Pingitore,geroge T
Grant Deed
related
—
Feb 22, 2001
$2,650,000
Nwb INC
Shawnee Properties INC
Grant Deed
related
$1,675,000 · La Familia Management II LP
Feb 9, 2001
$1,600,000
Shawnee Properties INC
Fairchild,patricia W
Grant Deed
related
$1,300,000 · Seller
Dec 24, 1998
—
Patricia W Fairchild
Pak Enterprises INC
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.
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