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Property profile & analytics
OFF-MARKET
Estimated value
$2,605,000
Retail space
9835 Northern Ave Glendale, AZ 85305
Entity Owned
2-yr Hold
Free & Clear
Property ID
US07-0721157
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2023
Total area
7,896 SF
APN
142-56-053
UPID
US07-0721157
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
-
Black Rock Coffee Bar Cafe & Coffee Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.61M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.60M
Blend (final)
Blend
$2.61M
Owner & transaction history
88th LLC · 2 yrs held
88th LLC
since 2024
Last sale
$2.6M
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.5M
+64.8%
Office building
$2.5M
+20.4%
Commercial (general)
$2.4M
+15.4%
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 Glendale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Glendale 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
$2,605,000
ML approach
$2,605,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$2,100,000
Current use
AUTO REPAIR, GARAGE
$3,460,000
Change: +65% · Conversion: Difficult
OFFICE BUILDING
$2,525,000
Change: +20% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,420,000
Change: +15% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$2,280,000
Change: +9% · Conversion: Moderate
MEDICAL BUILDING
$1,810,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$2.61M
Range $2.34M – $2.87M · ±10% · vs last sale $2.60M (Mar 13 2024)
Last sale anchor
$2.60M
Mar 13 2024
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
$330 / 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
Assessed value
$173,023
Assessed 2024
Previous assessed
$173,023
+0.0% YoY
Land market value
$601,400
Improvement market value
$447,223
Total market value
$1,048,623
Applied tax rate
110,700.0000
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
Stories
1
Total area
7,896 SF
APN
142-56-053
UPID
US07-0721157
Jurisdiction
MARICOPA
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$3.5M
OFFICE BUILDING
Est. value
$2.5M
COMMERCIAL (GENERAL)
Est. value
$2.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.3M
MEDICAL BUILDING
Est. value
$1.8M
RETAIL STORES Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
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
Stories
1
Current owner
From public records · entity-resolved
88th LLC
Entity
Free & Clear · 2 yrs held
Mailing address
9835 W NORTHERN AVE, GLENDALE, AZ 85305
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 13, 2024
$2,604,166
88th LLC
Ttrg Glendale 101 Northern Az LLC
Special Warranty Deed
—
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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