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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    85 Combs Rd San Tan Valley, AZ 85140-9105

    • Strip malls
    • 23,600 SF
    • 2.66 lot acres
    OFF-MARKET
    Value Estimations
    $635,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US07-1155613
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Nationwide Vision / Optometrist / Surgical Center
    • Hydra Motorsports / Auto Repair Shop / Insurance Agency
    • Dailey Yogurt, Water-N-More / Department Store
    • China Chef / Restaurant
    • AZ Home Seekers / Real Estate Agency

    Property Details for 85 Combs Rd

    Year built
    2007
    Construction
    CONCRETE
    Lot size
    2.66 lot acres
    Property size
    23,600 SF
    Property type
    Strip malls
    Property subtype
    Neighborhood centers
    APN
    104-22-0740
    APU
    104220740

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $545,000

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $722,000
      Market price range: $447k - $1.83M

    • Alternative Use

      Use
      Estimation
      NEIGHBORHOOD: SHOPPING CENTER
      $1,050,000
      Current use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    San Tan Valley
    County
    Pinal
    State
    Arizona
    Longitude
    -111.565
    Latitude
    33.2183
    CBSA code
    38060
    CBSA name
    PHOENIX-MESA-SCOTTSDALE, AZ METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $39,040
    $62,489
    $383,024
    $445,513
    -
    $347,163
    $2,127,913
    $2,475,076

    Comparable in this City

    • Value Estimation
      $1,700,000
      65,885 SF

      San Tan Valley, AZ 85140

      SHOPPING CENTER, STRIP CENTER • 65,885 SF
      San Tan Valley, AZ 85140
      View Details
    • Value Estimation by Request
      2,268 SF

      San Tan Valley, AZ 85140

      SHOPPING CENTER, STRIP CENTER • 2,268 SF
      San Tan Valley, AZ 85140
      View Details
    • Value Estimation by Request
      3,114 SF

      91 Combs Rd

      SHOPPING CENTER, STRIP CENTER • 3,114 SF
      91 Combs Rd, San Tan Valley, AZ 85140-9160
      View Details
    • Value Estimation
      $705,000
      22,042 SF

      40483 Gantzel Rd

      SHOPPING CENTER, STRIP CENTER • 22,042 SF
      40483 Gantzel Rd, San Tan Valley, AZ 85140
      View Details
    • Value Estimation
      $3,050,000
      2,338 SF

      170 Ocotillo Rd

      SHOPPING CENTER, STRIP CENTER • 2,338 SF
      170 Ocotillo Rd, Queen Creek, AZ 85140-8860
      View Details
    • Value Estimation
      $915,000
      20,580 SF

      San Tan Valley, AZ 85140

      SHOPPING CENTER, STRIP CENTER • 20,580 SF
      San Tan Valley, AZ 85140
      View Details

    Similar Nearby for Sale

    • Contact for pricing
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      6.4-acre prime San Tan Valley location
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      San Tan Valley Retail Pad

      Hard corner retail pad available in San Tan Valley, Arizona.
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      10.00 Acres

      Queen Creek Commercial Land Opportunity

      Prime 10-12 acre commercial lot in high-growth area.
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      5.00 Acres

      Queen Creek Commercial Land - 5 Acres

      Prime 5-acre commercial lot in booming Queen Creek, AZ.
      0 Meridian Rd & Germann Rd, Queen Creek, AZ 85140
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    • $75,000

      Charming Home in 55+ Community

      Move-in ready home with modern upgrades in a vibrant 55+ community.
      747 E Germann Rd, San Tan Valley, AZ 85140
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    • $6,000,000
      15 SF

      San Tan Valley Land Parcel

      15-acre parcel suitable for self-storage development in San Tan Valley.
      3001 E Ocotillo Rd, San Tan Valley, AZ 85140
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      1,200 SF

      Drive-Thru Endcap Space Available

      Endcap drive-thru space for lease in San Tan Valley.
      42271 N Ironwood Dr, San Tan Valley, AZ 85140
      View Details
    • Contact for pricing
      1 SF

      Queen Creek Retail Opportunity

      High-Visibility Retail Space Available
      0 Nwc Ocotillo Rd & Meridian Rd, Queen Creek, AZ 85140
      View Details
    • Contact for pricing
      1 SF

      San Tan Valley Retail Land

      3-acre commercial lot, high traffic area.
      Arizona Ocotillo Rd & Schnepf Rd - Swc San Tan Vly, San Tan Valley, AZ 85140
      View Details
    • Contact for pricing
      2,350 SF

      Freestanding Drive-Thru Restaurant Opportunity

      New drive-thru restaurant outparcel to Safeway-anchored center in Queen Creek.
      170 W Ocotillo Rd, Queen Creek, AZ 85140
      View Details
    • Contact for pricing
      12,526 SF

      Queen Creek Retail Opportunity

      Five-acre retail site, three suites available.
      0 Meridian Rd & Germann Rd, Queen Creek, AZ 85140
      View Details
    • Contact for pricing
      122,394 SF

      Queen Creek Retail Pads - 6 Acres

      High-growth retail pads, excellent location.
      916 Combs Rd, Queen Creek, AZ 85140
      View Details

    Property Visit Statistics

    • Visits by month
      3.7k
    • Visitors by month
      3.6k
    • Avg Time on site
      34 min
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    85 Combs Rd
    San Tan Valley, AZ 85140-9105
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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