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Property profile & analytics
OFF-MARKET
Estimated value
$4,625,000
Office buildings
7010 Cochise Rd Paradise Valley, AZ 85253-1406
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US07-0401592
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2000
Construction
CONCRETE
Total area
12,267 SF
Lot
0.99 ac (43,247 SF)
Zoning code
C-O
APN
175-49-006K
UPID
US07-0401592
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
$3.19M
Comparable Approach
Comparable
$4.16M
Blend (final)
Blend
$4.63M
Owner & transaction history
Arizona Cancer Foundation For Child · 4 yrs held
Arizona Cancer Foundation For Child
since 2022
Last sale
$5.3M
5 recorded transactions
Zoning & alternative use
C-O · Paradise Valley, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
town code
Top alternative use upside
Commercial (general)
$6.0M
+139.8%
Retail stores
$5.7M
+125.8%
Auto repair, garage
$5.1M
+102.0%
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 Paradise Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Paradise Valley 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
$5,915,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,455,000
6.5%
$3,185,000
7%
$2,960,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$6,000,000
Change: +140% · Conversion: Easy
RETAIL STORES
$5,650,000
Change: +126% · Conversion: Moderate
AUTO REPAIR, GARAGE
$5,055,000
Change: +102% · Conversion: Difficult
MEDICAL BUILDING
$4,285,000
Change: +71% · Conversion: Easy
Blend value · Realmo final
$4.63M
Range $4.16M – $5.09M · ±10% · vs last sale $5.25M (Aug 9 2022)
Last sale anchor
$5.25M
Aug 9 2022
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
$377 / 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
$27,154
Tax year 2022
Assessed value
$482,328
Assessed 2024
Previous assessed
$388,654
+24.1% YoY
Effective rate
5.63%
On assessed value
Land market value
$1,930,800
Improvement market value
$992,400
Total market value
$2,923,200
Applied tax rate
481,400.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2000
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Stories
1
Total area
12,267 SF
Lot
0.99 ac (43,247 SF)
Zoning code
C-O
APN
175-49-006K
UPID
US07-0401592
Jurisdiction
MARICOPA
Zoning & alternative use
C-O · Paradise Valley, AZZoning C-O · permitted uses
C-O · Paradise Valley, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
town code
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$6.0M
RETAIL STORES
Est. value
$5.7M
AUTO REPAIR, GARAGE
Est. value
$5.1M
MEDICAL BUILDING
Est. value
$4.3M
COMMERCIAL (GENERAL)
RETAIL STORES
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
0.99 ac
Current owner
From public records · entity-resolved
Arizona Cancer Foundation For Child
Individual
Mailing address
7010 E COCHISE RD, SCOTTSDALE, AZ 85253-1406
Mailing matches property
Yes
Owner-occupied
Yes
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 9, 2022
$5,250,000
Arizona Cancer Foundation For Child
I & L Investments LLC
Special Warranty Deed
$3,937,500 · The Foothills Bank
Mar 18, 2020
—
I & L Investments LLC
—
Deed
related
$2,494,303 · Midfirst Bank
Mar 3, 2008
$3,685,000
I & L Investments LLC
Michael Nicholas
Special Warranty Deed
$1,857,500 · Lehman Brothers Bank Fsb
Jun 5, 1998
—
Watson Trust
S C M P INC
Grant Deed
related
—
—
—
Michael Nicholas INC
—
Deed Of Trust
related
$1,343,850 · Wells Fargo Bank Arizona
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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