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Property profile & analytics
OFF-MARKET
Estimated value
$27,400,000
Grocery and convenience stores
9920 Rural Rd Ste 108 Tempe, AZ 85284-4100
Entity Owned
14-yr Hold
Free & Clear
Property ID
US07-1532008
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1994
Construction
CONCRETE
Total area
105,534 SF
Lot
8.13 ac (354,319 SF)
Zoning code
PCC-2
APN
308-07-819
UPID
US07-1532008
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
$27.65M
Blend (final)
Blend
$27.40M
Owner & transaction history
Sy Warner Ranch LLC · 14 yrs held
Sy Warner Ranch LLC
since 2012
3 recorded transactions
Zoning & alternative use
PCC-2 · Tempe, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The general PCC-2 district is intended to provide retailing, services and entertainment uses oriented to serve the needs of the neighborhood, community or the metropolitan region. Residential uses may be allowed subject to a use permit for the purpose of revitalizing an existing commercial center.
Zone name
Planned Commercial Center General
General category
COMMERCIAL
Zone area
322.17 ac
Source
Realmo
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
Blend value · Realmo final
$27.40M
Range $24.66M – $30.14M · ±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
$260 / 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
$181,326
Tax year 2023
Assessed value
$2,071,196
Assessed 2024
Previous assessed
$1,812,472
+14.3% YoY
Effective rate
8.75%
On assessed value
Land market value
$3,870,200
Improvement market value
$8,682,500
Total market value
$12,552,700
Applied tax rate
281,600.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1994
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Buildings
2
Stories
1
Units
2
Total area
105,534 SF
Lot
8.13 ac (354,319 SF)
Zoning code
PCC-2
APN
308-07-819
UPID
US07-1532008
Jurisdiction
MARICOPA
Zoning & alternative use
PCC-2 · Tempe, AZZoning PCC-2 · permitted uses
PCC-2 · Tempe, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The general PCC-2 district is intended to provide retailing, services and entertainment uses oriented to serve the needs of the neighborhood, community or the metropolitan region. Residential uses may be allowed subject to a use permit for the purpose of revitalizing an existing commercial center.
Zone name
Planned Commercial Center General
General category
COMMERCIAL
Zone area
322.17 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1994
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
1
Buildings
2
Units
2
Lot
8.13 ac
Current owner
From public records · entity-resolved
Sy Warner Ranch LLC
Entity
Free & Clear · 14 yrs held
Mailing address
150 PELICAN WAY, SAN RAFAEL, CA 94901-5550
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 23, 2012
$26,000,000
Sy Warner Ranch LLC
Donahue Schriber Realty Group
Grant Deed
—
Dec 19, 2007
$30,825,000
Donahue Schriber Realty Group
Sc Warner Tempe INC
Grant Deed
—
—
—
Donahue Schriber Realty Group
—
Deed Of Trust
related
$121,000,000 · Bank Of America
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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