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Property profile & analytics
OFF-MARKET
Estimated value
$2,015,000
Day care centers
808 Minton Dr Tempe, AZ 85282-7073
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US07-3282979
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2002
Construction
STEEL FRAME
Total area
6,664 SF
Lot
0.8 ac (34,804 SF)
Zoning code
RO
APN
133-41-495A
UPID
US07-3282979
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
-
Sunrise Preschools Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.74M
Blend (final)
Blend
$2.02M
Owner & transaction history
808 Minton LLC · 5 yrs held
808 Minton LLC
since 2021
Last sale
$2.4M
7 recorded transactions
Zoning & alternative use
RO · Tempe, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The R/O district allows professional and administrative services, live work, and limited retail uses on small parcels located between higher intensity commercial and multi use zones and residential zones.
Zone name
Residential And Office
General category
COMMERCIAL
Zone area
185.94 ac
Source
Realmo
Top alternative use upside
Office building
$2.0M
+8.0%
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 Tempe submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tempe 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
$1,940,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$1,870,000
Current use
OFFICE BUILDING
$2,020,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$2.02M
Range $1.81M – $2.22M · ±10% · vs last sale $2.35M (Apr 15 2021)
Last sale anchor
$2.35M
Apr 15 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
$302 / 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
$12,207
Tax year 2023
Assessed value
$161,990
Assessed 2024
Previous assessed
$130,630
+24.0% YoY
Effective rate
7.54%
On assessed value
Land market value
$538,500
Improvement market value
$1,081,400
Total market value
$1,619,900
Applied tax rate
31,600.0000
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2002
Construction
STEEL FRAME
Heating
PACKAGE
Cooling
YES
Stories
1
Total area
6,664 SF
Lot
0.8 ac (34,804 SF)
Zoning code
RO
APN
133-41-495A
UPID
US07-3282979
Jurisdiction
MARICOPA
Zoning & alternative use
RO · Tempe, AZZoning RO · permitted uses
RO · Tempe, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The R/O district allows professional and administrative services, live work, and limited retail uses on small parcels located between higher intensity commercial and multi use zones and residential zones.
Zone name
Residential And Office
General category
COMMERCIAL
Zone area
185.94 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$1.9M
OFFICE BUILDING
Est. value
$2.0M
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
OFFICE 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
2002
Construction
STEEL FRAME
Heating
PACKAGE
Cooling
Yes
Stories
1
Lot
0.8 ac
Current owner
From public records · entity-resolved
808 Minton LLC
Entity
Mailing address
524 W SUNSET CIR, MESA, AZ 85201-2539
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 24, 2022
—
808 Minton LLC
—
Deed
related
$1,746,000 · Arizona FCU
Apr 15, 2021
$2,350,000
808 Minton LLC
Grro 230 LLC
Special Warranty Deed
$1,762,500 · Ks Statebank
Dec 23, 2016
—
Grro 230 LLC
—
Deed
related
$13,600,000 · Compass Bk
Jul 7, 2015
$1,375,000
Grro 230 LLC
Kachina Investments LLC
Special Warranty Deed
$1,083,750 · Compass Bank
Dec 3, 2003
$1,305,500
Kachina Investments LLC
Dffm I Development LLC
Grant Deed
—
Feb 27, 2001
$200,000
Dffm I Development LLC
Allen,mark G & Carie
Grant Deed
—
Aug 11, 1999
$120,000
Mark G Allen
Bank One Arizona
Grant Deed
$94,000 · Are Fund LLC
—
—
Grro 230 LLC
—
Deed Of Trust
related
$13,600,000 · Compass Bk
—
—
Kachina Investments LLC
—
Deed Of Trust
related
$800,000 · Bank Of America
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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