Entity Owned 
For Lease
1 / 3
$23,840,000
8399 West Van Buren St, Tolleson, AZ 85353
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Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
2008
Construction
CONCRETE
Total area
86,913 SF
Lot
10.27 ac (447,196 SF)
Zoning code
PAD
APN
101-12-618
UPID
US07-1498689
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Big Box & Wholesale Store Building Supply
-
Big Box & Wholesale Store
-
Distribution Center Logistics Company
-
(Bike/Boat/Book/etc) Store Specialty Food Shop
-
Big Box & Wholesale Store
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$23.84M
Owner & transaction history
since 2023
Last sale
$19.8M
5 recorded transactions
Zoning & alternative use
PAD · Tolleson, AZ
Zoning description
There is herewith established a Planned Area Development District (P.A.D.) which is intended to provide an alternative zoning district to the conventional zoning and development approaches and processes in the City of To…
General category
INDUSTRIAL
Top alternative use upside
Auto repair, garage
$38.6M
+93.4%
Retail stores
$29.2M
+46.5%
Neighborhood: shopping center
$27.5M
+37.6%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
6 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$23.84M
Value range
$21.46M – $26.22M
±10% around blend
Estimated value / SF
$274 / SF
Confidence
High
5 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
50
$21.46M
blend $23.84M
$26.22M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
86,913 SF
Lot area
10.27 ac
Year built
2008
Stories
1
APN
101-12-618
Zoning
PAD
Assessed value
$3,657,588
Annual tax
$208,583
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$29.59M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
8.1 mi away · 70,432 SF
14.6 mi away · 69,326 SF
19.2 mi away · 96,000 SF
23.5 mi away · 66,200 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$23.84M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 1188 sales
$230
+19%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $274/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+93%
vs current-use indication
Retail Stores
Neighborhood: Shopping Center
Medical Building
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
3.50%
Implied, in-place cap rate for this flex space
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 3.50%
9.0%
NOI (est.)
$1.39M *
Last sale · Oct 2023
$19.83M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$39.65M
Move the market yield to see immediate price impact.
Value / SF
$456
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
3.00%3.50%4.00%
$1.25M
$41.63M
$35.69M
$31.22M
$1.39M
$46.26M
$39.65M
$34.69M
$1.53M
$50.88M
$43.61M
$38.16M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$29.11M
1.9 mi · Dec 2025 · $372/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$208,583
Tax year 2023
Assessed value
$3,657,588
Assessed 2024
Previous assessed
$3,011,567
+21.5% YoY
Effective rate
5.70%
On assessed value
Land market value
$2,866,000
Improvement market value
$19,301,200
Total market value
$22,167,200
Applied tax rate
171,700.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Status
For Lease
Year built
2008
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Buildings
2
Stories
1
Units
2
Total area
86,913 SF
Lot
10.27 ac (447,196 SF)
Zoning code
PAD
APN
101-12-618
UPID
US07-1498689
Jurisdiction
MARICOPA
Zoning & alternative use
PAD · Tolleson, AZZoning PAD · permitted uses
PAD · Tolleson, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
There is herewith established a Planned Area Development District (P.A.D.) which is intended to provide an alternative zoning district to the conventional zoning and development approaches and processes in the City of To…
General category
INDUSTRIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2008
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
1
Buildings
2
Units
2
Lot
10.27 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
PAD
INDUSTRIAL
Jurisdiction
Tolleson, AZ
Recorded code
PAD
Official district
PAD
Official district profile
What the municipal code says about PAD
Zoning description
There is herewith established a Planned Area Development District (P.A.D.) which is intended to provide an alternative zoning district to the conventional zoning and development approaches and processes in the City of To…
General category
INDUSTRIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for PAD in Tolleson, AZ.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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