450 W Indian School Rd Phoenix, AZ 85013
Drive through restaurants
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Absentee Owner
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For Sale
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450 W Indian School Rd, Phoenix, AZ 85013
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Estimated value (blended)
$390k
Range $351k – $429k (±10%)
Property ID
US07-0929796
Property summary
AI-generated overview
This exceptional 1,680 square foot restaurant space is ideally situated in the heart of downtown Phoenix, Arizona, at 450 W Indian School Rd, zip code 85013. The property benefits from its proximity to major office centers and a rapidly expanding residential population, ensuring a robust customer base. Its location near St. Joe's Medical Center further enhances its appeal to a diverse clientele. The surrounding area is experiencing significant revitalization, with numerous luxury residential and mixed-use developments underway. This prime location offers unparalleled access to a thriving community. The property's strategic position also places it within minutes of the health sciences campus of Creighton University, ASU Downtown Campus, and the UofA Biomedical Campus, providing a consistent flow of potential customers. This presents a unique opportunity for a restaurant operator to establish a thriving business in a dynamic and rapidly growing area of Phoenix. The property is classified as retail, with a restaurant subtype. The address is specifically 450 W Indian School Rd, Phoenix, Maricopa County, Arizona.
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
1977
Construction
CONCRETE
Total area
1,631 SF
Lot
0.15 ac (6,325 SF)
Zoning code
C-N
APN
155-32-110
UPID
US07-0929796
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate 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
$526k
Blend (final)
Blend
$390k
Owner & transaction history
since 2025
Last sale
$975,000
3 recorded transactions
Zoning & alternative use
C-N · Phoenix, AZ
Top alternative use upside
Commercial (general)
$1.1M
+30.4%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 8 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$390k
Value range
$351k – $429k
±10% around blend
Estimated value / SF
$239 / SF
Confidence
High
8 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
80
$351k
blend $390k
$429k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,631 SF
Lot area
0.15 ac
Year built
1977
Stories
1
APN
155-32-110
Assessed value
$55,556
Annual tax
$5,975
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$1.41M
Weighted, 8 comps · high confidence
Evidence
8 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
2.5 mi away · 2,100 SF
3.7 mi away · 1,890 SF
7.7 mi away · 1,155 SF
10.2 mi away · 1,694 SF
16.1 mi away · 1,264 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$390k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 167 sales
$534
-55%
County 500 sales
$570
-58%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $239/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+30%
vs current-use indication
Restaurant · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 8 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$975k
Move the market yield to see immediate price impact.
Value / SF
$598
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$61k
$1.23M
$877k
$683k
$68k
$1.37M
$975k
$758k
$75k
$1.50M
$1.07M
$834k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
8 found
High confidence · county-verified
Closest comparable
$1.08M
0.9 mi · Sep 2025 · $622/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$5,975
Tax year 2023
Assessed value
$55,556
Assessed 2024
Previous assessed
$49,385
+12.5% YoY
Effective rate
10.75%
On assessed value
Land market value
$145,300
Improvement market value
$191,400
Total market value
$336,700
Applied tax rate
81,300.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Status
For Sale
Year built
1977
Construction
CONCRETE
Heating
NONE
Stories
1
Total area
1,631 SF
Lot
0.15 ac (6,325 SF)
Zoning code
C-N
APN
155-32-110
UPID
US07-0929796
Jurisdiction
MARICOPA
Zoning & alternative use
C-N · Phoenix, AZZoning C-N · permitted uses
C-N · Phoenix, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1977
Construction
CONCRETE
Heating
NONE
Stories
1
Lot
0.15 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C-N
Jurisdiction
Phoenix, AZ
Recorded code
C-N
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for C-N in Phoenix, AZ.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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