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Property profile & analytics
OFF-MARKET
Estimated value
$1,400,000
Turn key restaurants
81 Boston St, Chandler, AZ 85225-7801
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US07-0390645
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1928
Construction
CONCRETE
Total area
4,128 SF
Lot
0.1 ac (4,200 SF)
Zoning code
CCD
APN
303-09-003
UPID
US07-0390645
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
-
1 Source Signature Glassware Big Box & Wholesale Store
-
gallery of glass Artist
-
Elliott's Steakhouse Restaurant
-
Sasha’s Kitchen & Cocktails Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.61M
Blend (final)
Blend
$1.40M
Owner & transaction history
R & V Holdings LLC · 10 yrs held
R & V Holdings LLC
since 2015
5 recorded transactions
Zoning & alternative use
CCD · Chandler, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Chandler submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Chandler 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
RESTAURANT
$2,140,000
Current use
RETAIL STORES
$1,865,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$1.40M
Range $1.26M – $1.54M · ±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
$339 / 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
$14,160
Tax year 2023
Assessed value
$148,270
Assessed 2024
Previous assessed
$150,688
-1.6% YoY
Effective rate
9.55%
On assessed value
Land market value
$79,700
Improvement market value
$818,906
Total market value
$898,606
Applied tax rate
800,307.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1928
Construction
CONCRETE
Heating
HEAT PUMP
Buildings
2
Stories
1
Units
2
Total area
4,128 SF
Lot
0.1 ac (4,200 SF)
Zoning code
CCD
APN
303-09-003
UPID
US07-0390645
Jurisdiction
MARICOPA
Zoning & alternative use
CCD · Chandler, AZ
Zoning CCD · permitted uses
CCD · Chandler, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Chandler. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$2.1M
RETAIL STORES
Est. value
$1.9M
RESTAURANT Current
RETAIL STORES
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
1928
Construction
CONCRETE
Heating
HEAT PUMP
Stories
1
Buildings
2
Units
2
Lot
0.1 ac
Current owner
From public records · entity-resolved
R & V Holdings LLC
Entity
Mailing address
6 N BULLMOOSE CIR, CHANDLER, AZ 85224-4120
Ownership since
2015
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
Dec 23, 2015
$820,000
R & V Holdings LLC
Psci Investments LLC
Warranty Deed
$574,000 · Firstbank
Apr 7, 2005
$550,000
Psci Investments LLC
City Center Investments L
Grant Deed
related
—
Dec 29, 2004
$550,000
Psci Investments LLC
City Center Investments LLC
Grant Deed
related
$430,000 · City Center Investments LLC
Dec 19, 2000
$155,000
City Center Investments LLC
Hall,nancy R
Grant Deed
related
—
—
—
Psci Investments LLC
—
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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