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Property profile & analytics
OFF-MARKET
Estimated value
$2,145,000
Medical Office Space
5406 Glenn Dr Glendale, AZ 85301-2662
Individually Owned
3-yr Hold
Free & Clear
Property ID
US07-0740432
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1964
Construction
CONCRETE
Total area
5,588 SF
Lot
0.28 ac (12,408 SF)
Zoning code
C-2
APN
147-17-044
UPID
US07-0740432
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
-
Kyger Orthodontics Dental Office
-
Butler Family Dental Dental Office
-
Dr. Lucius N. Butler IV, DDS Dental Office
-
Dr. Lucius N. Butler III, DDS Dental Office
-
Stern's Pediatric Clinic Pediatrician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.14M
Blend (final)
Blend
$2.15M
Owner & transaction history
Phandinh Nguyen · 3 yrs held
Phandinh Nguyen
since 2022
7 recorded transactions
Zoning & alternative use
C-2 · Glendale, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.9M
+50.2%
Neighborhood: shopping center
$1.6M
+26.0%
Commercial (general)
$1.5M
+17.3%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,925,000
Change: +50% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,615,000
Change: +26% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,505,000
Change: +17% · Conversion: Easy
Blend value · Realmo final
$2.15M
Range $1.93M – $2.36M · ±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
$384 / 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
$6,825
Tax year 2023
Assessed value
$110,550
Assessed 2024
Previous assessed
$98,175
+12.6% YoY
Effective rate
6.17%
On assessed value
Land market value
$121,600
Improvement market value
$548,400
Total market value
$670,000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1964
Construction
CONCRETE
Heating
HOT WATER
Cooling
REFRIGERATOR
Stories
1
Units
5
Total area
5,588 SF
Lot
0.28 ac (12,408 SF)
Zoning code
C-2
APN
147-17-044
UPID
US07-0740432
Jurisdiction
MARICOPA
Zoning & alternative use
C-2 · Glendale, AZ
Zoning C-2 · permitted uses
C-2 · 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
$1.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$1.5M
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
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
1964
Construction
CONCRETE
Heating
HOT WATER
Cooling
Yes
Stories
1
Units
5
Lot
0.28 ac
Current owner
From public records · entity-resolved
Phandinh Nguyen
Individual
Free & Clear · 3 yrs held
Mailing address
8243 W EUGIE AVE, PEORIA, AZ 85381-4094
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 18, 2022
$680,000
Phandinh Nguyen
Glendale Medical Arts LLC
Warranty Deed
—
Nov 18, 2022
—
Phandinh Nguyen
Tuyet Hong Bui
Intrafamily Transfer
related
$350,000 · Spectrum Finance LLC
Sep 14, 2009
—
Glendale Medical Arts LLC
Trimble,dennis C
Warranty Deed
related
—
Aug 25, 2009
—
Glendale Medical Arts LLC
Hanhila,matt JR
Warranty Deed
related
—
Jul 23, 2009
$82,400
Butler L Nelson III
Bragone,john J
Grant Deed
—
Apr 29, 1999
—
Adiel Gorel
Alpha Trust
Grant Deed
related
—
Feb 23, 1999
—
Adiel Gorel
Holding Trust
Grant Deed
related
—
Aug 1, 1988
$412,000
Dennis C Trimble
—
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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