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Property profile & analytics
OFF-MARKET
Estimated value
$8,005,000
Warehouses
4950 Northern Ave, Glendale, AZ 85301
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US07-2550276
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2017
Construction
STEEL FRAME
Total area
38,507 SF
Lot
4.12 ac (179,607 SF)
Zoning code
PAD
APN
148-12-808
UPID
US07-2550276
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
-
U-Haul Moving & Storage at 51st Ave and Northern Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.07M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.01M
Owner & transaction history
Arec 44 LLC · 5 yrs held
Arec 44 LLC
since 2020
Last sale
$10.1M
6 recorded transactions
Zoning & alternative use
PAD · Glendale, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$13.3M
+2,298.5%
Neighborhood: shopping center
$11.1M
+1,912.3%
Commercial (general)
$10.4M
+1,772.6%
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 Glendale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Glendale 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%
$5,485,000
6.5%
$5,065,000
7%
$4,700,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$13,265,000
Change: +2,298% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$11,125,000
Change: +1,912% · Conversion: Moderate
COMMERCIAL (GENERAL)
$10,355,000
Change: +1,773% · Conversion: Difficult
MEDICAL BUILDING
$8,830,000
Change: +1,497% · Conversion: Difficult
AUTO REPAIR, GARAGE
$7,505,000
Change: +1,257% · Conversion: Easy
RETAIL STORES
$7,375,000
Change: +1,234% · Conversion: Moderate
Blend value · Realmo final
$8.01M
Range $7.20M – $8.81M · ±10% · vs last sale $10.05M (Sep 3 2020)
Last sale anchor
$10.05M
Sep 3 2020
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
$208 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$95,896
Tax year 2022
Assessed value
$1,707,288
Assessed 2024
Previous assessed
$1,748,365
-2.3% YoY
Effective rate
5.62%
On assessed value
Land market value
$1,399,300
Improvement market value
$8,947,900
Total market value
$10,347,200
Applied tax rate
400,700.0000
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
2017
Construction
STEEL FRAME
Heating
NONE
Buildings
4
Stories
1
Units
4
Total area
38,507 SF
Lot
4.12 ac (179,607 SF)
Zoning code
PAD
APN
148-12-808
UPID
US07-2550276
Jurisdiction
MARICOPA
Zoning & alternative use
PAD · Glendale, AZ
Zoning PAD · permitted uses
PAD · Glendale, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Glendale. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$13.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$11.1M
COMMERCIAL (GENERAL)
Est. value
$10.4M
MEDICAL BUILDING
Est. value
$8.8M
AUTO REPAIR, GARAGE
Est. value
$7.5M
RETAIL STORES
Est. value
$7.4M
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
2017
Construction
STEEL FRAME
Heating
NONE
Stories
1
Buildings
4
Units
4
Lot
4.12 ac
Current owner
From public records · entity-resolved
Arec 44 LLC
Entity
Mailing address
PO BOX 29046, PHOENIX, AZ 85038-9046
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 3, 2020
—
Arec 44 LLC
Amerco Real Estate Co
Quit Claim Deed
$55,300,000 · Voya Inv Mgmt Co LLC
Aug 30, 2018
$10,050,000
Amerco Real Estate Co
Vlc Ent LLC
Grant Deed
—
Apr 25, 2017
—
Vlc Ents LLC
Arizona West Radc LLC
Grant Deed
related
—
Apr 30, 2015
$913,000
Vlc Ents LLC
Arizona West Radc LLC
Warranty Deed
—
Jul 25, 2011
$1,922,500
Arizona West Radc LLC
Oneil,james D
Trustees Deed
—
Jul 20, 2005
$400,000
Willis 51 LLC
Cross F Land & Cattle LLC
Cash Sale 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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