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Property profile & analytics
OFF-MARKET
Outlet malls
4550 Cactus Rd, Phoenix, AZ 85032-7702
Entity Owned
2-yr Hold
Free & Clear
Property ID
US07-0940247
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2009
Construction
CONCRETE
Total area
148,026 SF
Lot
11.35 ac (494,484 SF)
Zoning code
RSC
APN
167-25-003L
UPID
US07-0940247
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
-
Alex Joiner - Loanatik LLC Loan Service Bank
-
Discount Tire Repair Parts General Contractor
-
7 Brothers Barbershop Barber Shop
-
Victoria's Secret Textile Manufacturer
-
Tom Sowash OD & Associates, PC Ophthalmologist (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Costco Wholesale Corporation · 2 yrs held
Costco Wholesale Corporation
since 2023
Last sale
$10.1M
5 recorded transactions
Zoning & alternative use
RSC · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
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
$298,773
Tax year 2023
Assessed value
$3,298,103
Assessed 2024
Previous assessed
$2,780,707
+18.6% YoY
Effective rate
9.06%
On assessed value
Land market value
$7,375,700
Improvement market value
$12,612,800
Total market value
$19,988,500
Applied tax rate
691,300.0000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
2009
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Buildings
3
Stories
1
Units
2
Total area
148,026 SF
Lot
11.35 ac (494,484 SF)
Zoning code
RSC
APN
167-25-003L
UPID
US07-0940247
Jurisdiction
MARICOPA
Zoning & alternative use
RSC · Phoenix, AZ
Zoning RSC · permitted uses
RSC · 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.
Building & site characteristics
From public records
Year built
2009
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
1
Buildings
3
Units
2
Lot
11.35 ac
Current owner
From public records · entity-resolved
Costco Wholesale Corporation
Entity
Free & Clear · 2 yrs held
Mailing address
999 LK DR, ISSAQUAH, WA 98027-8990
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 26, 2023
$10,100,000
Costco Wholesale Corporation
Pv Land Spe LLC
Special Warranty Deed
—
Mar 30, 2021
$97,500,000
Pv Land Spe LLC
Paradise Valley Mall Spe LLC
Special Warranty Deed
$89,578,260 · Western Alliance Bank
Mar 30, 2021
$2,500,000
Pv Land Spe LLC
Macerich Management Company
Special Warranty Deed
—
Aug 31, 2009
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
—
Jul 27, 2006
$10,000
Westday Associates
Macys Department Stores INC
Grant Deed
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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