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Property profile & analytics
OFF-MARKET
Estimated value
$10,715,000
Turn key restaurants
920 University Dr, Tempe, AZ 85288-4298
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US07-1199055
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1985
Construction
CONCRETE
Total area
10,616 SF
Lot
7.99 ac (348,091 SF)
Zoning code
PCC-1
APN
132-34-003Z
UPID
US07-1199055
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
-
ACF Real Estate Agency
-
Silverlake Ramen Restaurant
-
Society Restaurant
-
Uni Nails Nail Salon
-
Premium Matcha Cafe Maiko Bakery Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$11.91M
Blend (final)
Blend
$10.72M
Owner & transaction history
City Of Tempe · 5 yrs held
City Of Tempe
since 2020
5 recorded transactions
Zoning & alternative use
PCC-1 · Tempe, 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 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
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
$7,400,000
Current use
AUTO REPAIR, GARAGE
$7,300,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$10.72M
Range $9.64M – $11.79M · ±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
$1,009 / 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
$388,291
Tax year 2023
Assessed value
$7,622,720
Assessed 2024
Previous assessed
$6,144,633
+24.1% YoY
Effective rate
5.09%
On assessed value
Land market value
$27,847,200
Improvement market value
$18,351,103
Total market value
$46,198,303
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1985
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Buildings
7
Stories
1
Units
6
Total area
10,616 SF
Lot
7.99 ac (348,091 SF)
Zoning code
PCC-1
APN
132-34-003Z
UPID
US07-1199055
Jurisdiction
MARICOPA
Zoning & alternative use
PCC-1 · Tempe, AZ
Zoning PCC-1 · permitted uses
PCC-1 · Tempe, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Tempe. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$7.4M
AUTO REPAIR, GARAGE
Est. value
$7.3M
RESTAURANT Current
AUTO REPAIR, GARAGE
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
1985
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
1
Buildings
7
Units
6
Lot
7.99 ac
Current owner
From public records · entity-resolved
City Of Tempe
Entity
Free & Clear · 5 yrs held
Mailing address
15475 N 84TH ST, SCOTTSDALE, AZ 85260-1827
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Jul 13, 2020
—
City Of Tempe
Cornerstone Retail LLC
Grant Deed
related
—
Dec 12, 2014
$28,556,152
Cornerstone Retail LLC
Cornerstone Center 99 LLC
Grant Deed
related
$20,421,051 · Ralph Robert Trust (pt)
Oct 15, 1999
$10,000,000
Cornerstone Center 99 LLC
Gda Real Estate Services LLC
Trustees Deed
$9,000,000 · First American Bank Texas Ssb
Oct 15, 1999
$8,500,000
Gda Real Estate Services LLC
Damson Birtcher Realty Income
Trustees Deed
—
—
—
Cornerstone Center 99 LLC
—
Deed Of Trust
related
$21,300,000 · General Elec 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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