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Property profile & analytics
OFF-MARKET
Estimated value
$9,465,000
Strip malls
4604 Higley Rd Gilbert, AZ 85297-8513
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US07-1881173
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2008
Construction
CONCRETE
Total area
27,033 SF
Lot
4.51 ac (196,368 SF)
Zoning code
GC
APN
304-60-981
UPID
US07-1881173
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
-
Happy Cleaners & Tailors (Bike/Boat/Book/etc) Store
-
Cold Beers & Cheeseburgers Restaurant
-
L'Posh Nails Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.43M
Blend (final)
Blend
$9.47M
Owner & transaction history
Fountain Villas LLC · 4 yrs held
Fountain Villas LLC
since 2021
Last sale
$10.7M
4 recorded transactions
Zoning & alternative use
GC · Gilbert, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
General Commercial zoning district tends toward a mix of retail and office uses that are developed independently and may not be dependent on one another. There are a broad range of uses permitted within GC that often function as transitional in nature.
Zone name
General Commercial
General category
COMMERCIAL
Zone area
1,118.67 ac
Source
Realmo
Top alternative use upside
Restaurant
$14.9M
+50.9%
Auto repair, garage
$12.0M
+22.0%
Retail stores
$9.9M
+0.9%
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 Gilbert submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gilbert 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
$6,995,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$9,840,000
Current use
RESTAURANT
$14,850,000
Change: +51% · Conversion: Difficult
AUTO REPAIR, GARAGE
$12,005,000
Change: +22% · Conversion: Difficult
RETAIL STORES
$9,925,000
Change: +1% · Conversion: Easy
OFFICE BUILDING
$8,315,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$9.47M
Range $8.52M – $10.41M · ±10% · vs last sale $10.73M (Nov 29 2021)
Last sale anchor
$10.73M
Nov 29 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
$350 / 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
$74,268
Tax year 2023
Assessed value
$1,162,875
Assessed 2024
Previous assessed
$1,004,513
+15.8% YoY
Effective rate
6.39%
On assessed value
Land market value
$1,320,800
Improvement market value
$5,726,928
Total market value
$7,047,728
Applied tax rate
600,600.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2008
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Buildings
2
Stories
1
Units
2
Total area
27,033 SF
Lot
4.51 ac (196,368 SF)
Zoning code
GC
APN
304-60-981
UPID
US07-1881173
Jurisdiction
MARICOPA
Zoning & alternative use
GC · Gilbert, AZZoning GC · permitted uses
GC · Gilbert, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
General Commercial zoning district tends toward a mix of retail and office uses that are developed independently and may not be dependent on one another. There are a broad range of uses permitted within GC that often function as transitional in nature.
Zone name
General Commercial
General category
COMMERCIAL
Zone area
1,118.67 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$9.8M
RESTAURANT
Est. value
$14.9M
AUTO REPAIR, GARAGE
Est. value
$12.0M
RETAIL STORES
Est. value
$9.9M
OFFICE BUILDING
Est. value
$8.3M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
OFFICE BUILDING
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
2008
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
1
Buildings
2
Units
2
Lot
4.51 ac
Current owner
From public records · entity-resolved
Fountain Villas LLC
Entity
Mailing address
PO BOX 5027, CAREFREE, AZ 85377-5027
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 29, 2021
$10,733,000
Fountain Villas LLC
Higley Project LLC
Special Warranty Deed
$4,100,000 · Washington Federal NA
May 21, 2021
$6,500,000
Higley Project LLC
Hacienda El Dorado Ranches INC
Warranty Deed
$4,000,000 · Bankfirst
Sep 19, 2013
$5,900,000
Hacienda El Dorado Ranches
Higley Pavilion LLC
Grant Deed
$3,900,000 · Meridian Bank
Jun 10, 2009
—
Femino James J & Sue Trust
Owner Name Unavailable
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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