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Property profile & analytics
OFF-MARKET
Estimated value
$10,660,000
Medical Office Space
9700 Saguaro Blvd Fountain Hills, AZ 85268-6241
Entity Owned
5-yr Hold
Free & Clear
Property ID
US07-1260336
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2020
Total area
12,802 SF
Lot
5.57 ac (242,472 SF)
Zoning code
C-1
APN
176-10-811A
UPID
US07-1260336
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.54M
Blend (final)
Blend
$10.66M
Owner & transaction history
Strathmore Company LLC · 5 yrs held
Strathmore Company LLC
since 2021
Last sale
$11.3M
7 recorded transactions
Zoning & alternative use
C-1 · Fountain Hills, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of C-1 zone is to provide location for modest, well designed commercial enterprises to serve a surrounding residential neighborhood, as well as to provide for services to the community, which is not detrimental to the integrity of the surrounding residential neighborhood, and to provide for the appropriate location of professional offices through…
Zone name
Neighborhood Commercial Professional
General category
COMMERCIAL
Zone area
96.42 ac
Source
Realmo
Top alternative use upside
Restaurant
$9.2M
+105.2%
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 Fountain Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fountain Hills 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
$9,175,000
Change: +105% · Conversion: Difficult
Blend value · Realmo final
$10.66M
Range $9.59M – $11.73M · ±10% · vs last sale $11.31M (Jul 28 2021)
Last sale anchor
$11.31M
Jul 28 2021
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
$833 / 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
$50,037
Tax year 2023
Assessed value
$1,313,548
Assessed 2024
Previous assessed
$2,309,433
-43.1% YoY
Effective rate
3.81%
On assessed value
Land market value
$1,827,100
Improvement market value
$6,211,861
Total market value
$8,038,961
Applied tax rate
982,421.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2020
Heating
NONE
Stories
1
Total area
12,802 SF
Lot
5.57 ac (242,472 SF)
Zoning code
C-1
APN
176-10-811A
UPID
US07-1260336
Jurisdiction
MARICOPA
Zoning & alternative use
C-1 · Fountain Hills, AZZoning C-1 · permitted uses
C-1 · Fountain Hills, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of C-1 zone is to provide location for modest, well designed commercial enterprises to serve a surrounding residential neighborhood, as well as to provide for services to the community, which is not detrimental to the integrity of the surrounding residential neighborhood, and to provide for the appropriate location of professional offices throughout the community
Zone name
Neighborhood Commercial Professional
General category
COMMERCIAL
Zone area
96.42 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$9.2M
RESTAURANT
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
2020
Heating
NONE
Stories
1
Lot
5.57 ac
Current owner
From public records · entity-resolved
Strathmore Company LLC
Entity
Free & Clear · 5 yrs held
Mailing address
9700 N SAGUARO BLVD, FOUNTAIN HILLS, AZ 85268-6241
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 28, 2021
$11,310,000
Strathmore Company LLC
Fhmc LLC
Warranty Deed
—
Feb 13, 2020
—
Fhmc LLC
—
Deed
related
$4,890,000 · Celtic Bk
Jun 13, 2019
$2,000,000
Fhmc LLC
Hemmingway Assisted Living LLC
Special Warranty Deed
$1,628,159 · Celtic Bank Corporation
Jun 13, 2019
—
Hemmingway Assisted Living LLC
Pinnacle View Dev LLC
Grant Deed
related
—
Feb 15, 2017
—
Pinnacle View Dev LLC
Hemingway Assisted Living LLC
Grant Deed
related
—
Jan 27, 2017
—
Pinnacle View Development LLC
The Hemingway Assisted Living LLC
Special Warranty Deed
$525,000 · M & T Bank
May 28, 2015
$850,000
Hemingway Assisted Living L
Royal Business Bank
Grant Deed
—
May 11, 2011
$789,284
First Asian Bank
Empire West Title Agency LLC
Trustees Deed
related
—
Sep 16, 2008
—
Young Lim
Choe,jon K & Sandy B
Warranty Deed
related
—
—
—
Fhmc LLC
—
Loan Modification
related
$4,890,000 · Celtic Bk
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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