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Property profile & analytics
OFF-MARKET
Estimated value
$11,760,000
Grocery and convenience stores
520 Baseline Rd Phoenix, AZ 85042-6554
Entity Owned
2-yr Hold
Free & Clear
Property ID
US07-0161964
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1987
Construction
CONCRETE
Total area
50,812 SF
Lot
5.11 ac (222,374 SF)
Zoning code
C-1
APN
114-16-014
UPID
US07-0161964
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
-
Fry's Grocery & Convenience Store Food Market
-
Fry's Pharmacy Pharmacy
-
Bank of America ATM Atm
-
Redbox Cinema (Bike/Boat/Book/etc) Store
-
Fry's Money Services Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$8.84M
Comparable Approach
Comparable
$8.90M
Blend (final)
Blend
$11.76M
Owner & transaction history
Mountain Park Partners LLC · 2 yrs held
Mountain Park Partners LLC
since 2023
Last sale
$14.0M
7 recorded transactions
Zoning & alternative use
C-1 · Phoenix, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$15.3M
+0.7%
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 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
Method
Estimation
Statistic approach
$16,055,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$9,570,000
6.5%
$8,835,000
7%
$8,205,000
Alternative Use
Use
Estimation
RETAIL STORES
$15,140,000
Current use
OFFICE BUILDING
$15,250,000
Change: +1% · Conversion: Easy
MEDICAL BUILDING
$13,490,000
Change: -11% · Conversion: Difficult
WAREHOUSE, STORAGE
$13,190,000
Change: -13% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$12,935,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$11.76M
Range $10.58M – $12.94M · ±10% · vs last sale $14.00M (Dec 22 2023)
Last sale anchor
$14.00M
Dec 22 2023
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
$231 / 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
$90,257
Tax year 2023
Assessed value
$934,346
Assessed 2024
Previous assessed
$797,674
+17.1% YoY
Effective rate
9.66%
On assessed value
Land market value
$1,965,500
Improvement market value
$3,697,200
Total market value
$5,662,700
Applied tax rate
661,300.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1987
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Stories
1
Total area
50,812 SF
Lot
5.11 ac (222,374 SF)
Zoning code
C-1
APN
114-16-014
UPID
US07-0161964
Jurisdiction
MARICOPA
Zoning & alternative use
C-1 · Phoenix, AZ
Zoning C-1 · permitted uses
C-1 · 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.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$15.1M
OFFICE BUILDING
Est. value
$15.3M
MEDICAL BUILDING
Est. value
$13.5M
WAREHOUSE, STORAGE
Est. value
$13.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$12.9M
RETAIL STORES Current
OFFICE BUILDING
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1987
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
1
Lot
5.11 ac
Current owner
From public records · entity-resolved
Mountain Park Partners LLC
Entity
Free & Clear · 2 yrs held
Mailing address
355 BRISTOL ST STE A, COSTA MESA, CA 92626-7968
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 22, 2023
$14,000,000
Mountain Park Partners LLC
Jmcr Mountain Park LLC
Warranty Deed
—
Oct 25, 2018
$12,492,750
Jmcr Mountain Park LLC
Mountain Park Retail LLC
Grant Deed
—
Feb 1, 2016
$9,665,000
Mountain Park Retail LLC
Wa Mountain Park 1 LLC
Grant Deed
—
May 11, 2005
$12,525,000
Wa Mountain Park Acquisitions LLC
El Dorado Investments
Special Warranty Deed
$8,600,000 · Citigroup Global Markets Realty Cor
May 11, 2005
$13,799,862
Wa Mountain Park 1 LLC
Wa Mtn Park Acquisitions LLC
Grant Deed
—
Jun 14, 2004
$31,000,000
Moupark Ltd LLC
Solovy,tr
Grant Deed
related
—
Jun 14, 2004
$3,500,000
Island Runners Investments LLC
Moupark Ltd LLC
Grant Deed
related
$2,800,000 · Midfirst Bank State Savings Bk
Mar 6, 1996
$2,690,000
Dolores K Solovy
Southridge Company
Grant Deed
related
$4,950,000 · Private Lender
Jun 3, 1988
—
Southridge Compa
Unknown
Grant Deed
related
—
—
—
Mountain Park Retail LLC
—
Deed Of Trust
related
$8,070,000 · Wells Fargo Bk
—
—
Arizona Properties Apt
—
Deed Of Trust
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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