Palm Valley Office I & II 2 Office Properties in Goodyear, AZ

• Two 2-story, multi-tenant medical and professional office buildings totaling ±86,000 SF on ±5.66 acres at the signalized hard corner of Litchfield and McDowell Roads.
• ±96% leased to 33 tenants averaging ±2,500 SF, with the largest tenant under 10% of the Property and ±3% average annual escalators across the rent roll.
• ±55% medical tenancy — dental, orthodontics, behavioral health, orthopedics and primary care — with plumbing-intensive build-outs and hyper-local patient bases that virtually never relocate.
• Trade-area direct vacancy is ±5.9% across ±2.54 million SF — more than four times tighter than Metro Phoenix — with no competing speculative office under construction.
• The office balance carries public-company credit, including Fidelity National Financial, Stewart Title, Edward Jones, Regional Management Corp., Compass/Coldwell Banker and Berkshire Hathaway HomeServices.
• Stabilized cash flow with a proven mark-to-market: recent leases signed at $37.00–$40.00/SF against legacy 2020–2022 rents of $29.50–$31.00 and a ±$35.52 in-place average.
• The newest medical leases — Agave Oral Surgery at $40.00, Family Care Center and Moore Orthopedics at $34.50–$35.00 — run ten-plus years with 3% annual bumps, supporting a 4.5-year weighted average lease term.
• Abrazo West Campus, an acute-care hospital, sits directly across Litchfield Road, with City of Hope Cancer Center ±1.3 miles south, generating natural referral traffic to the medical roster.
• The trade area has posted positive net absorption in 23 of the past 27 years, including ±249,000 SF absorbed from 2020 through 2025.
• Offered well below replacement cost in a corridor where new construction requires $50–$60/SF rents to pencil (±$550/SF).
• ±395 feet of Litchfield Road frontage, full-access curb cuts on both arterials, 311 stalls (±3.6/1,000 SF) including 46 covered, and income-producing monument signage on both roads.
• Recent capital improvements include a 2024 roof recoating under a 5-year warranty, 2025 LED retrofit, 2026 common-area refresh and 2022 carport installation.
• Located one-quarter mile north of the full-diamond I-10/Litchfield interchange amid Goodyear and Litchfield Park, among the fastest-growing communities in metro Phoenix, with Palm Valley Pavilions West's retail and restaurants directly across the street.