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Property profile & analytics
OFF-MARKET
Estimated value
$1,045,000
Retail space
510 Piceno Dr San Luis, AZ 85336-0774
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US07-2174987
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2013
Construction
FRAME
Total area
7,500 SF
Lot
0.69 ac (30,056 SF)
Zoning code
C-2
APN
775-05-008
UPID
US07-2174987
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
$965k
CAP Approach
CAP
$1.17M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.05M
Owner & transaction history
Educational Options Foundation · 5 yrs held
Educational Options Foundation
since 2021
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
C-2 · San Luis, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.1M
+16.5%
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 San Luis submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Luis 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
$980,000
ML approach
$965,000
CAP Approach
CAP Return
Estimation
6%
$1,265,000
6.5%
$1,170,000
7%
$1,085,000
Alternative Use
Use
Estimation
RETAIL STORES
$975,000
Current use
COMMERCIAL (GENERAL)
$1,135,000
Change: +16% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$795,000
Change: -18% · Conversion: Moderate
Blend value · Realmo final
$1.05M
Range $941k – $1.15M · ±10% · vs last sale $1.05M (Jun 25 2021)
Last sale anchor
$1.05M
Jun 25 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
$139 / 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
Assessed value
$116,654
Assessed 2023
Previous assessed
$118,899
-1.9% YoY
Assessed land
$22,542
Assessed improvement
$94,112
Land market value
$150,280
Improvement market value
$627,414
Total market value
$777,694
Applied tax rate
3,250.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2013
Construction
FRAME
Heating
NONE
Cooling
AC.PACKAGE
Stories
1
Total area
7,500 SF
Lot
0.69 ac (30,056 SF)
Zoning code
C-2
APN
775-05-008
UPID
US07-2174987
Jurisdiction
YUMA
Zoning & alternative use
C-2 · San Luis, AZ
Zoning C-2 · permitted uses
C-2 · San Luis, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Luis. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$975,000
COMMERCIAL (GENERAL)
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$795,000
RETAIL STORES Current
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
2013
Construction
FRAME
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.69 ac
Current owner
From public records · entity-resolved
Educational Options Foundation
Individual
Mailing address
6710 W CALLE LEJOS, PEORIA, AZ 85383-3234
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 25, 2021
$1,050,000
Educational Options Foundation
Yuma Enterprises LLC
Warranty Deed
—
May 24, 2018
—
Yuma Ents LLC
—
Deed
related
$175,000 · 1st Bk Yuma
Jul 2, 2014
$1,150,000
Yuma Ents LLC
Lot 8 LLC
Grant Deed
$863,000 · 1st Bk Yuma
Jan 18, 2013
$300,000
Lot 8 LLC
Crm Mid-atlantic Propertie
Grant Deed
—
May 23, 2012
$4,940,000
Crm Mid-atlantic Properties Ll
First American Title Ins
Trustees Deed
related
—
Jul 23, 2008
—
San Luis Shopping Center LLC
—
Trustees Deed
related
$6,800,000 · Suntrust Bank NA
Jan 3, 2008
$2,100,000
San Luis Shopping Center Ll
Ninety-five Holdings LLC
Grant Deed
—
Jan 3, 2008
$2,131,573
Ninety-five Holdings LLC
Barkley Farms LP
Warranty Deed
related
—
Dec 10, 2007
$2,100,000
San Luis Shopping Center LLC
Ninety-five Holdings LLC
Grant Deed
$1,250,000 · Key Bank NA
—
—
Yuma Ents LLC
—
Deed Of Trust
related
$165,000 · 1st Bk Yuma
—
—
San Luis Shopping Center LLC
—
Deed Of Trust
related
$1,062,000 · Allan M Bittner
—
—
Yuma Ents LLC
—
Deed Of Trust
related
$175,000 · 1st Bk Yuma
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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