Prepared for Arizona Land Advisors · I-10 Corridor
A scalable industrialplatform between Phoenix & Tucson.
A 1,060,000 SF master-planned campus on ±67 acres at the NWC of Highway 84 and Burris Road — engineered as a hybrid lease, sale, and build-to-suit platform across 10 buildings and a 300′ shared back-to-back truck spine.
1.06M
Total SF
±67
Acres
10
Buildings
$140M+
Stab. Value
Conceptual Aerial · NWC Hwy 84 & Burris Rd
Ten buildings, one shared 300′ truck spine.
±67 AC1.06M SFI-10 Corridor
MASTER SITE PLAN
±67 AC · 1.06M SF · 10 BLDGS
1.0×
N
0500′
FOR SALE
LEASE
LEASE / BTS
ANCHOR
SITE PLAN — INTERACTIVE
Click any building on the master plan to inspect its program, loading profile, and strategy. Filter by phase or strategy below to isolate the campus monetization sequence.
10
Buildings
±165
Dock Doors
±900
Auto Stalls
Section 03 — Live Assumptions
Stress-test the deal in real time.
Drag any slider — every metric, chart, and valuation downstream re-models instantly.
Building Square Footage
Scale the total program (1.0× = 1.06M SF)
1.06M SF · 1.00×
0.64M SF · 0.60×1.48M SF · 1.40×
Site Coverage
Building footprint as % of 67-acre site
36.0%
20.0%50.0%
Lease Rate (NNN)
Blended monthly rent per SF
$0.85 / SF / mo
$0.50 / SF / mo$1.20 / SF / mo
Construction Cost
Hard cost per built SF
$165 / SF
$120 / SF$220 / SF
Occupancy Assumption
Stabilized occupancy at exit
95.0%
70.0%98.0%
Total SF
1.06M
Construction
$196.9M
Stabilized NOI
$8.01M
Exit Valuation
$128.2M
Section 04 — Live Development Metrics
Institutional underwriting, at a glance.
REAL-TIME MODEL · v1.4
Total Building Area
0.00MSF
10 buildings · scaled live
Site Acreage
0.0AC
2,927,232 SF · 2 APNs
Floor Area Ratio
0.36
36.0% lot coverage
Construction Cost
$0.0M
≈ $186 / SF all-in
$165/SF hard + $22M site
Parking Ratio
0.00/
1K SF
1K SF
1,350 auto stalls
Trailer Parking
0stalls
Drop-lot capacity, all phases
Estimated NOI
$0.0M/yr
$0.85 NNN · 95% occ
Exit Valuation
$0.0M
Stabilized @ 6.25% cap
Development Experience · Truck Court at Dusk
A 300′ shared spine engineered for institutional-grade logistics.
Back-to-back rear-load buildings, full trailer queuing, and a Sonoran horizon — the campus reads as a single, coordinated operating environment from the ground.
32–36′ Clear±165 DocksClass A · Institutional
Section 04 — Development Intelligence
What it is. Why it works. How it operates. How it scales.
LIVE · linked to assumptions
What it is
A 1.06M SF master-planned industrial platform.
Ten buildings on ±67 acres along the I-10 corridor — a single parcel sequenced for monetization, stabilization, and value creation.
01
Total Program
1.06M SF
Across 10 buildings
Live value — moves with the SF multiplier slider.
Site Area
67.2 ac
Single parcel · 2 APNs
2.93M SF gross — APN 503-45-007C / 007D.
FAR
0.36
36.0% coverage
Within I-2 norms; allows future densification of E and J.
Loading
168+20
Docks + drive-in
300′ shared back-to-back truck spine separates the two rows.
Why it works
Institutional yield, hybrid liquidity.
A blended sale + lease + BTS structure recycles equity in Phase 1 while building stabilized NOI for an institutional exit at a 6.25% cap.
02
Stabilized NOI
$8.01M
Post-OpEx · 22% load
Effective rent × occupancy × (1 − OpEx ratio).
Exit Valuation
$128.2M
6.25% cap
NOI / cap rate at stabilization.
Yield on Cost
4.07%
Untrended
NOI / total project cost (incl. land).
Cash-on-Cash
-0.4%
65% LTC · 6.5%
(NOI − debt service) / sponsor equity.
Stabilization Curve · NOI by Year
Yield on Cost
4.07%
untrended
How it operates
Engineered for fleet-grade logistics.
A 300′ shared truck spine, 36′ clear at large-format buildings, and dedicated trailer storage give the campus institutional throughput from day one.
03
SF / Acre
15,774
Density index
Above the Phoenix corridor average of ~13K SF/ac.
Docks / 10K SF
1.58
Loading intensity
Logistics-grade benchmark is 1.5–2.0.
Trailer : Dock
1.27×
Fleet ratio
Anchor-ready: J alone provides 80 trailer stalls.
Peak Turns / Day
403
Truck movements
Door count × 2.4 turns/door benchmark.
Truck Circulation · Apron Loading
Dock doors
Trailer stalls
Infrastructure Capacity
Power62% programmed
12 MVA available · 7.4 MVA programmed
Water · Domestic45% programmed
450 GPM peak · 1,000 GPM service
Sewer38% programmed
290K GPD · 760K GPD capacity
Fiber20% programmed
Dual-path 100 Gbps backbone provisioned
How it scales
Phased monetization · multi-scenario optionality.
Three phases recover early equity, four leasing scenarios cover every market posture — from a single anchor to a multi-tenant distribution mix.
04
Leasing Scenario Comparison
Single-Anchor Lease$20.5M
Hybrid Sell-Down (Recommended)$91.9M
Multi-Tenant Distribution$81.2M
Advanced Manufacturing Cluster$57.7M
Development Phasing Logic
Phase 1 · Monetization
440K SF
For Sale + Lease · A, B, C, F, G
Recover equity early; establish market presence.
Phase 2 · Stabilization
260K SF
Lease · H, D
Anchor mid-bay liquidity into stabilized NOI.
Phase 3 · Value Creation
360K SF
Lease / BTS / Anchor · E, J
Pre-lease driven; capture institutional users.
Phase 1 Recovery
$29.4M
Sale proceeds · A/B/C
Owner-user condo sales recycle ~32% of total project equity within 24 months.
Stabilized SF
760K SF
Hybrid case · institutional exit
Long-hold portfolio at 6.25% cap → $140M+ value.
BTS / Anchor Pipeline
2 sites
E + J · pre-lease driven
36′ clear, 80-stall trailer yard, cross-dock optional.
Section 11 — Development Program Summary
Key Planning Metrics
1.06M
Total SF
Across 10 buildings
±67.2
Acres
Single parcel · 2 APNs
±36%
Site Coverage
Within I-2 norms
300′
Truck Spine
Back-to-back loading
≈177
Dock Doors
+ 20 drive-in
≈900
Auto Stalls
≈150 trailer parking
Program Mix by Strategy
1.06M SF — Allocated
FOR SALE
23%LEASE
28%LEASE / BTS
30%ANCHOR
19%Transformation
Before & After — I-10 Corridor Site
Drag to reveal
BEFORE
AFTER
Section 04 + 13 — Phasing & Schedule
Three-Phase Capital Sequence
Entitlements → Stabilization · 2026 Q2 → 2031+
26 Q2
26 Q3
26 Q4
27 Q1
27 Q2
27 Q3
27 Q4
28 Q1
28 Q2
28 Q3
28 Q4
29 Q1
29 Q2
29 Q3
29 Q4
30 Q1
30 Q2
30 Q3
30 Q4
31+
I-2 Zoning Finalization
Entitlements (Site / Civil)
Design Development
Permits — Phase 1 (A,B,C,F,G)
Construction — Phase 1
Delivery — Phase 1
Phase 1 Lease-Up / Sales
Permits — Phase 2 (H, D)
Construction — Phase 2
Delivery — Phase 2
Permits / Pre-Lease — Phase 3
Construction — Phase 3 (E, J)
Total program: 9 buildings · 1.06M SF
Section 12 — Financial Overview
Hybrid (Lease + Sell-Down)
Sold SF (small + mid)
300,000
Avg Sale Price / SF
$197
For-Sale Revenue
$59.1M
Held SF (lease)
760,000
Held NOI
$5.7M
Exit Cap (held)
6.25%
Held Stabilized Value
$91.9M
For-Sale Proceeds
$59.1M
Total Value Created
$151.0M
Posture
Hybrid sell-down recovers equity early, de-risks the project, and improves IRR dramatically.
Indicative Annual Cashflow ($M)
Cost Basis
≈ $220M Total Project Cost
Hard Construction
$174.9MSoft Costs (15%)
$26.2MLand Basis
$9.9MContingency
$8.7MSection 05 — Scenario Engine
Compare development strategies in real time.
Toggle a use case — site utilization, parking, truck circulation, NOI, valuation, cost, and yield re-model instantly off the live assumptions.
ANCHOR · vs MULTI-TENANT
One credit tenant absorbs the campus on a long-term NNN.
Lowest velocity riskCross-dock staging at JDedicated trailer yards on south apron
Site Utilization
95.0%
1.01M SF
▲ $0K
Auto Parking
1,108
1.10 / 1K SF
▼ 384
Trailer Stalls
300
1.40× base
▲ 107
Truck Turns / Day
470
2.8 / dock
▲ 100
Construction Cost
$181.1M
$158/SF
▼ $1.3M
Stabilized NOI
$7.20M
@ $0.78 NNN
▼ $265K
Exit Valuation
$115.3M
@ 6.25% cap
▼ $4.2M
Yield on Cost
3.98%
Untrended
▼ 0.12%
Cross-Scenario · NOI vs Construction Cost vs Exit Value
Construction $NOIExit Value
Yield on Cost
3.98%
Anchor
vs Multi-Tenant: 4.09%
TIP: click to set active · right-click any tab to set compare
Section 08 — Leasing Strategy
Tenant Scenarios
Switch scenarios to see absorption + rent impact
Sell A·B·C and one mid-bay; lease the rest.
Absorbed
100%
of 1.06M SF
Blended Rent
$0.85
NNN / SF / mo
Annual Rent
$7.8M
gross stabilized
Posture
Recovers ~$52M equity in Phase 1, stabilizes 760K SF for institutional exit at 6.25% cap.
Absorption Mix
Sold (A, B, C + mid-bay)300K SF
Leased mid + large560K SF
Pinal County Specialist
Trey Davis
442 West Kortsen Road, Suite 203
Casa Grande, Arizona 85122
Mobile: 602.363.3901