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Property profile & analytics
OFF-MARKET
Estimated value
$1,615,000
Retail space
895 Cotton Ln Goodyear, AZ 85338-4641
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US07-2057483
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2023
Total area
4,728 SF
Lot
0.98 ac (42,855 SF)
Zoning code
PAD
APN
500-91-885
UPID
US07-2057483
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
-
Starbucks Cafe & Coffee Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.99M
Blend (final)
Blend
$1.62M
Owner & transaction history
Starbucks Corporation · 1 yrs held
Starbucks Corporation
since 2025
7 recorded transactions
Zoning & alternative use
PAD · Goodyear, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The PAD zone is to provide accommodate, encourage and promote developments with innovative design involving residential and nonresidential land uses, which together form an attractive, harmonious unit in the community
Zone name
Planned Area Development
General category
RESIDENTIAL
Zone area
60,521.59 ac
Source
Realmo
Top alternative use upside
Auto repair, garage
$2.1M
+32.0%
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 Goodyear submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Goodyear 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
RETAIL STORES
$1,590,000
Current use
AUTO REPAIR, GARAGE
$2,100,000
Change: +32% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,495,000
Change: -6% · Conversion: Moderate
Blend value · Realmo final
$1.62M
Range $1.45M – $1.78M · ±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
$342 / 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
$5,594
Tax year 2023
Assessed value
$207,373
Assessed 2024
Previous assessed
$79,035
+162.4% YoY
Effective rate
2.70%
On assessed value
Land market value
$695,500
Improvement market value
$561,305
Total market value
$1,256,805
Applied tax rate
440,803.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2023
Heating
NONE
Stories
1
Total area
4,728 SF
Lot
0.98 ac (42,855 SF)
Zoning code
PAD
APN
500-91-885
UPID
US07-2057483
Jurisdiction
MARICOPA
Zoning & alternative use
PAD · Goodyear, AZZoning PAD · permitted uses
PAD · Goodyear, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The PAD zone is to provide accommodate, encourage and promote developments with innovative design involving residential and nonresidential land uses, which together form an attractive, harmonious unit in the community
Zone name
Planned Area Development
General category
RESIDENTIAL
Zone area
60,521.59 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$2.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.5M
RETAIL STORES Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
2023
Heating
NONE
Stories
1
Lot
0.98 ac
Current owner
From public records · entity-resolved
Starbucks Corporation
Entity
Mailing address
400 BCH ST, SANTA CRUZ, CA 95060-5416
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 9, 2025
—
Starbucks Corporation
Canyon Trails Investments LLC
Deed
—
Sep 8, 2022
$41,000,000
Canyon Trails Investments LLC
Tpp 211 Canyon Trails LLC
Special Warranty Deed
$20,000,000 · Santa Cruz County Bank
Oct 3, 2017
—
Tpp 211 Canyon Trails Pads LLC
Tpp 211 Canyon Trails LLC
Quit Claim Deed
related
—
Dec 19, 2013
$23,500,000
Tpp 211 Canyon Trails LLC
Vestar Of Eqy Canyon Trails L
Grant Deed
—
Jul 30, 2007
—
Vestar Arizona Xl LLC III
Owner Name Unavailable
Grant Deed
related
—
—
—
Tpp 211 Canyon Trails LLC
—
Loan Modification
related
$14,660,000 · A10 Revolving Asset Financing
—
—
Tpp 211 Canyon Trails LLC
—
Deed Of Trust
related
$14,660,000 · A10 Cap
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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