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Property profile & analytics
OFF-MARKET
Estimated value
$4,420,000
Grocery and convenience stores
9920 Glendale Ave Glendale, AZ 85307-3000
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US07-1298622
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1999
Construction
STEEL FRAME
Total area
3,804 SF
Lot
1.73 ac (75,236 SF)
Zoning code
C-2
APN
142-57-003E
UPID
US07-1298622
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
-
ARCO Gas Station
-
Southwestern Petroleum Inc Gas Station
-
ampm Grocery & Convenience Store
-
Food Mart Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.17M
Blend (final)
Blend
$4.42M
Owner & transaction history
Glendale Paradise LLC · 2 yrs held
Glendale Paradise LLC
since 2024
Last sale
$5.7M
7 recorded transactions
Zoning & alternative use
C-2 · Glendale, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
sidence) Use Standards - see Table 2.200-1 R1-10, R1-8, R1-7, R1-6, & R1-4 (Single Family Residence) Use Standards - see Table 2.300-1 R-2, R-3, R-4, & R-5 (Multi-Family Residence) Use Standards - see Table 2.400-1 C-1, C-2, C-3, & PR (Commercial Development) Use Standards - see Table 2.500-1 R-O, C-O, & G-O (Professional Office) Use Standards - see Table 2.…
Zone name
General Commercial
General category
COMMERCIAL
Zone area
1,606.22 ac
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$4.42M
Range $3.98M – $4.86M · ±10% · vs last sale $5.70M (Mar 25 2024)
Last sale anchor
$5.70M
Mar 25 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
$1,162 / 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
$26,105
Tax year 2023
Assessed value
$407,291
Assessed 2024
Previous assessed
$255,170
+59.6% YoY
Effective rate
6.41%
On assessed value
Land market value
$1,799,400
Improvement market value
$669,029
Total market value
$2,468,429
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1999
Construction
STEEL FRAME
Heating
HEAT PUMP
Buildings
4
Stories
1
Units
3
Total area
3,804 SF
Lot
1.73 ac (75,236 SF)
Zoning code
C-2
APN
142-57-003E
UPID
US07-1298622
Jurisdiction
MARICOPA
Zoning & alternative use
C-2 · Glendale, AZZoning C-2 · permitted uses
C-2 · Glendale, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
sidence) Use Standards - see Table 2.200-1 R1-10, R1-8, R1-7, R1-6, & R1-4 (Single Family Residence) Use Standards - see Table 2.300-1 R-2, R-3, R-4, & R-5 (Multi-Family Residence) Use Standards - see Table 2.400-1 C-1, C-2, C-3, & PR (Commercial Development) Use Standards - see Table 2.500-1 R-O, C-O, & G-O (Professional Office) Use Standards - see Table 2.600-1 B-P, M-1, M-2 (Business and Industrial) Use Standards - see Table 2.700-1 Wha
Zone name
General Commercial
General category
COMMERCIAL
Zone area
1,606.22 ac
Building & site characteristics
From public records
Year built
1999
Construction
STEEL FRAME
Heating
HEAT PUMP
Stories
1
Buildings
4
Units
3
Lot
1.73 ac
Current owner
From public records · entity-resolved
Glendale Paradise LLC
Entity
Mailing address
6721 W EVANS DR, PEORIA, AZ 85381-4711
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 25, 2024
$5,700,000
Glendale Paradise LLC
Southwestern Petroleum INC
Warranty Deed
$4,225,000 · Western Alliance Bank
Jan 30, 1998
$110,000
Southwestern Petroleum INC
Kinco Contracting INC
Grant Deed
related
$500,000 · Sun City Bank
Mar 11, 1993
$110,100
Federal Deposit Insurance Corp
Pomac 99th L P
Grant Deed
related
—
Oct 21, 1987
$275,000
Emal Ronald L &
—
Trustees Deed
related
—
Oct 21, 1987
$375,000
Pomac 99th Ltd
Willi
Trustees Deed
related
—
Oct 1, 1987
$275,000
William L Grodni
Emal,
Trustees Deed
related
—
—
—
Kinco Contracting INC
—
Deed Of Trust
related
—
—
—
Southwestern Petroleum INC
—
Deed Of Trust
related
$450,000 · Bp West Coast Products
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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