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Property profile & analytics
OFF-MARKET
Estimated value
$9,270,000
Drug stores
9800 Estrella Pkwy Goodyear, AZ 85338-7141
Entity Owned
3-yr Hold
Free & Clear
Property ID
US07-1635834
Property profile
Verified
Property type
Drug stores
Use group
DRUG STORE, PHARMACY
Year built
2012
Construction
CONCRETE
Total area
14,742 SF
Lot
1.72 ac (74,991 SF)
Zoning code
PAD
APN
400-03-984
UPID
US07-1635834
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
-
Walgreens Photo (Bike/Boat/Book/etc) Store
-
FedEx OnSite Postal Service Courier Service
-
Western Union Bank Credit Union
-
Chase ATM Atm
-
Walgreens Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.90M
Blend (final)
Blend
$9.27M
Owner & transaction history
Acorn Hills Arizona LLC · 3 yrs held
Acorn Hills Arizona LLC
since 2022
Last sale
$9.4M
6 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
Restaurant
$8.4M
+69.5%
Auto repair, garage
$6.5M
+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
$9,270,000
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
$4,960,000
Current use
RESTAURANT
$8,405,000
Change: +69% · Conversion: Easy
AUTO REPAIR, GARAGE
$6,545,000
Change: +32% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,655,000
Change: -6% · Conversion: Moderate
Blend value · Realmo final
$9.27M
Range $8.34M – $10.20M · ±10% · vs last sale $9.35M (Aug 23 2022)
Last sale anchor
$9.35M
Aug 23 2022
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
$629 / 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
$41,181
Tax year 2023
Assessed value
$615,183
Assessed 2024
Previous assessed
$515,049
+19.4% YoY
Effective rate
6.69%
On assessed value
Land market value
$1,088,200
Improvement market value
$2,640,181
Total market value
$3,728,381
Applied tax rate
250,802.0000
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
Drug stores
Use group
DRUG STORE, PHARMACY
Status
Off-Market
Year built
2012
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Stories
1
Total area
14,742 SF
Lot
1.72 ac (74,991 SF)
Zoning code
PAD
APN
400-03-984
UPID
US07-1635834
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
$5.0M
RESTAURANT
Est. value
$8.4M
AUTO REPAIR, GARAGE
Est. value
$6.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.7M
RETAIL STORES Current
RESTAURANT
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
2012
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
1
Lot
1.72 ac
Current owner
From public records · entity-resolved
Acorn Hills Arizona LLC
Entity
Free & Clear · 3 yrs held
Mailing address
10803 E CYN CROSS WAY, SCOTTSDALE, AZ 85255-4059
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 23, 2022
—
Acorn Hills Arizona LLC
Acorn Hills Property Management LLC
Intrafamily Transfer
related
—
Nov 25, 2020
$9,350,000
Acorn Hills Property Manage
Richard A Bocci
Grant Deed
—
Jun 19, 2013
$9,094,000
Richard A Bocci
Kdcnc LLC
Grant Deed
$5,900,000 · Everbank
Sep 2, 2011
—
Kdcnc LLC
—
Deed Of Trust
related
$23,537,500 · Bank Of America
Sep 30, 2010
—
Kdcnc LLC
—
Deed Of Trust
related
$23,630,000 · Midfirst Bank State Savings Bk
Mar 20, 2009
—
Kdcnc LLC
Owner Name Unavailable
Grant Deed
related
—
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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