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Property profile & analytics
OFF-MARKET
Estimated value
$10,250,000
Grocery and convenience stores
5355 Carefree Hwy Cave Creek, AZ 85331-1004
Entity Owned
5-yr Hold
Free & Clear
Property ID
US07-2345407
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2019
Construction
STEEL FRAME
Total area
29,900 SF
Lot
3.18 ac (138,627 SF)
Zoning code
GC
APN
211-46-036E
UPID
US07-2345407
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
-
Chipotle Mexican Grill Restaurant
-
Mostafa Hedayat, DMD Dental Office
-
Nekter Juice Bar Restaurant
-
Black Mountain Dental Care Dental Office
-
Russell J. Morrow, DDS Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$10.09M
Blend (final)
Blend
$10.25M
Owner & transaction history
Pleasanton Manor LLC · 5 yrs held
Pleasanton Manor LLC
since 2020
Last sale
$10.5M
1 recorded transaction
Zoning & alternative use
GC · Cave Creek, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$17.0M
+69.5%
Auto repair, garage
$13.3M
+32.0%
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 Cave Creek submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cave Creek 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
$12,730,000
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
$10,060,000
Current use
RESTAURANT
$17,045,000
Change: +69% · Conversion: Easy
AUTO REPAIR, GARAGE
$13,275,000
Change: +32% · Conversion: Difficult
Blend value · Realmo final
$10.25M
Range $9.23M – $11.28M · ±10% · vs last sale $10.52M (Sep 10 2020)
Last sale anchor
$10.52M
Sep 10 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
$343 / 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
$31,874
Tax year 2022
Assessed value
$1,051,380
Assessed 2024
Previous assessed
$888,267
+18.4% YoY
Effective rate
3.03%
On assessed value
Land market value
$1,480,800
Improvement market value
$4,891,200
Total market value
$6,372,000
Applied tax rate
932,200.0000
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
2019
Construction
STEEL FRAME
Heating
NONE
Stories
1
Total area
29,900 SF
Lot
3.18 ac (138,627 SF)
Zoning code
GC
APN
211-46-036E
UPID
US07-2345407
Jurisdiction
MARICOPA
Zoning & alternative use
GC · Cave Creek, AZ
Zoning GC · permitted uses
GC · Cave Creek, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Cave Creek. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$10.1M
RESTAURANT
Est. value
$17.0M
AUTO REPAIR, GARAGE
Est. value
$13.3M
RETAIL STORES Current
RESTAURANT
AUTO REPAIR, GARAGE
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
2019
Construction
STEEL FRAME
Heating
NONE
Stories
1
Lot
3.18 ac
Current owner
From public records · entity-resolved
Pleasanton Manor LLC
Entity
Free & Clear · 5 yrs held
Mailing address
171 MAIN ST #280, LOS ALTOS, CA 94022-2912
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 10, 2020
$10,522,216
Pleasanton Manor LLC
Cccoef LLC
Grant 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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