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Property profile & analytics
OFF-MARKET
Estimated value
$12,250,000
Individual retail properties
45 Roanoke Ave Phoenix, AZ 85004
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US07-1663220
Property profile
Verified
Property type
Individual retail properties
Use group
GYM, HEALTH SPA
Year built
2021
Total area
31,971 SF
Lot
1.63 ac (70,910 SF)
APN
118-44-110
UPID
US07-1663220
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
-
Onsite Dental Dental Office
-
Shoen Family Conference and Fitness Center Gym & Fitness Center Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$12.25M
Blend (final)
Blend
$12.25M
Owner & transaction history
Amerco Real Estate Company · 5 yrs held
Amerco Real Estate Company
since 2021
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$17.1M
+96.0%
Auto repair, garage
$13.5M
+55.1%
Office building
$9.7M
+11.0%
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
GYM, HEALTH SPA
$8,710,000
Current use
RESTAURANT
$17,075,000
Change: +96% · Conversion: Difficult
AUTO REPAIR, GARAGE
$13,510,000
Change: +55% · Conversion: Difficult
OFFICE BUILDING
$9,665,000
Change: +11% · Conversion: Difficult
RETAIL STORES
$9,525,000
Change: +9% · Conversion: Difficult
MEDICAL BUILDING
$8,485,000
Change: -3% · Conversion: Difficult
WAREHOUSE, STORAGE
$8,300,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$12.25M
Range $11.03M – $13.48M · ±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
$383 / 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
$244,091
Tax year 2023
Assessed value
$3,425,646
Assessed 2024
Previous assessed
$2,809,675
+21.9% YoY
Effective rate
7.13%
On assessed value
Land market value
$4,609,100
Improvement market value
$16,152,389
Total market value
$20,761,489
Applied tax rate
81,300.0000
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
Individual retail properties
Use group
GYM, HEALTH SPA
Status
Off-Market
Year built
2021
Stories
1
Total area
31,971 SF
Lot
1.63 ac (70,910 SF)
APN
118-44-110
UPID
US07-1663220
Jurisdiction
MARICOPA
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
GYM, HEALTH SPA Current
Est. value
$8.7M
RESTAURANT
Est. value
$17.1M
AUTO REPAIR, GARAGE
Est. value
$13.5M
OFFICE BUILDING
Est. value
$9.7M
RETAIL STORES
Est. value
$9.5M
MEDICAL BUILDING
Est. value
$8.5M
WAREHOUSE, STORAGE
Est. value
$8.3M
GYM, HEALTH SPA Current
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
2021
Stories
1
Lot
1.63 ac
Current owner
From public records · entity-resolved
Amerco Real Estate Company
Entity
Mailing address
2727 N CENTRAL AVE #500, PHOENIX, AZ 85004-1120
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 28, 2021
—
Amerco Real Estate Company
—
Deed
related
$50,000,000 · Zb NA
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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