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Property profile & analytics
OFF-MARKET
Estimated value
$5,795,000
Drug stores
5011 Un Hls Dr Glendale, AZ 85308-1441
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US07-0326920
Property profile
Verified
Property type
Drug stores
Use group
DRUG STORE, PHARMACY
Year built
2000
Construction
CONCRETE
Total area
15,048 SF
Lot
1.76 ac (76,512 SF)
Zoning code
C-1
APN
207-23-542
UPID
US07-0326920
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.53M
Blend (final)
Blend
$5.80M
Owner & transaction history
Rector Properties LLC · 4 yrs held
Rector Properties LLC
since 2021
5 recorded transactions
Zoning & alternative use
C-1 · Glendale, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
an Residence) Use Standards - see Table 2.200-1 R1-10, R1-8, R1-7, R1-6, & R1-4 (Single Family Residence) Use Standards - see Table 2.300-1 R-2, R-3, R-4, & R-5 (Multi-Family Residence) Use Standards - see Table 2.400-1 C-1, C-2, C-3, & PR (Commercial Development) Use Standards - see Table 2.500-1 R-O, C-O, & G-O (Professional Office) Use Standards - see Tab…
Zone name
Neighborhood Commercial
General category
COMMERCIAL
Zone area
93.68 ac
Top alternative use upside
Auto repair, garage
$6.6M
+64.8%
Commercial (general)
$4.6M
+15.4%
Neighborhood: shopping center
$4.4M
+8.7%
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
$5,795,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$4,000,000
Current use
AUTO REPAIR, GARAGE
$6,590,000
Change: +65% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,615,000
Change: +15% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$4,350,000
Change: +9% · Conversion: Moderate
Blend value · Realmo final
$5.80M
Range $5.22M – $6.37M · ±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
$385 / 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
$51,903
Tax year 2023
Assessed value
$599,253
Assessed 2024
Previous assessed
$527,000
+13.7% YoY
Effective rate
8.66%
On assessed value
Land market value
$1,265,300
Improvement market value
$2,366,535
Total market value
$3,631,835
Applied tax rate
971,300.0000
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
Drug stores
Use group
DRUG STORE, PHARMACY
Status
Off-Market
Year built
2000
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Stories
1
Total area
15,048 SF
Lot
1.76 ac (76,512 SF)
Zoning code
C-1
APN
207-23-542
UPID
US07-0326920
Jurisdiction
MARICOPA
Zoning & alternative use
C-1 · Glendale, AZZoning C-1 · permitted uses
C-1 · Glendale, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
an Residence) Use Standards - see Table 2.200-1 R1-10, R1-8, R1-7, R1-6, & R1-4 (Single Family Residence) Use Standards - see Table 2.300-1 R-2, R-3, R-4, & R-5 (Multi-Family Residence) Use Standards - see Table 2.400-1 C-1, C-2, C-3, & PR (Commercial Development) Use Standards - see Table 2.500-1 R-O, C-O, & G-O (Professional Office) Use Standards - see Table 2.600-1 B-P, M-1, M-2 (Business and Industrial) Use Standards - see Table 2.700-
Zone name
Neighborhood Commercial
General category
COMMERCIAL
Zone area
93.68 ac
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$4.0M
AUTO REPAIR, GARAGE
Est. value
$6.6M
COMMERCIAL (GENERAL)
Est. value
$4.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.4M
RETAIL STORES Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
2000
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
1
Lot
1.76 ac
Current owner
From public records · entity-resolved
Rector Properties LLC
Entity
Mailing address
300 WILMOT RD, DEERFIELD, IL 60015-4614
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 12, 2021
$4,711,177
Rector Properties LLC
Vamoz Ltd
Warranty Deed
$1,050,000 · Desert Financial Cu
Mar 6, 2018
$3,925,000
Vamoz Ltd
Hq Old Nb LLC
Grant Deed
—
Dec 15, 2016
$3,848,061
Hq Old Nb LLC
Minnetonka Cap Invs III LLC
Grant Deed
—
Aug 10, 2004
$1,631,047
Cap Investments V L Minnetonka
Minnetonka Cap Investments III
Warranty Deed
related
—
Aug 7, 2002
$2,965,270
Minnetonka Capital Investment
Walgreen Arizona Drug Co
Grant Deed
related
$36,251,275 · Wells Fargo Bank Northwest Tte
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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