Add Listing
    For Lease
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Contiguous Land Parcel Opportunity Title is generated by Realmo AI

    Vistoso Park Rd, Oro Valley, AZ

    View on Map
    Claim this Listing
    Loading data...
    Loading data...
    Loading data...
    For Lease
    Contact for pricing

    Rare 50+ acre site in professionally developed business park.

    Type:LAND
    Lot size:
    12.99 Acres
    Added:
    Nov 25, 2025
    Days on Market:
    177
    Last Refresh:
    Apr 5 at 11:11 pm

    Property Features for Vistoso Park Rd

    General Information

    Standard status
    Active
    Lot size
    12.99 Acres
    Property subtype
    LAND

    We can help!

    Listing Contact
    Jesse Blum
    Jesse Blum

    Listing agent Jesse Blum License #SA024383000

    Listing office Picor Commercial Real Estate Services

    Listing date Nov 25, 2025

    Source Moodyscre

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Picor Commercial Real Estate Services

    HighLights

    • Contiguous 50+ acre site in a professionally developed business park with quick‑build ability.
    • Direct access to I‑10 for easy distribution.
    • One‑of‑a‑kind location adjacent to biotech and medical clusters and a highly educated workforce.
    • Unparalleled views of the Santa Catalina Mountains.
    • Development‑ready sites for near‑term construction and existing shells for immediate occupancy.
    • Approved zoning for senior care facilities.

    Overview

    This is a rare opportunity to acquire a contiguous 50+ acre site through the combination of lots B1 – B3. It is a professionally developed business park offering quick-build ability. The location is adjacent to biotech and medical clusters, a highly educated workforce, and numerous amenities. The site offers views of the Santa Catalina Mountains. Direct access to I-10 facilitates distribution. A2-A3 can be combined to 9.32 acres, and E1-E2 can be combined to 15.26 acres. Class A buildings are located around the Catalina Mountains. Professional office and medical buildings range from 1,500 square feet to over 40,000 square feet. Development-ready sites are available for near-term construction, and existing shells are available for immediate occupancy. Approved zoning allows for senior care facilities. A Starbucks is expected to open in 2025. The center boasts an average household income of over $99,000, with a residential population of 111,421 and a daytime population of 103,379. Innovation Park is near Oro Valley Hospital, shopping, dining, and entertainment. Oracle Road sees 27,065 vehicles per day, and Tangerine Road sees 18,091 vehicles per day (2022).
    Location Intelligence

    Current Use by Public Records

    Commercial land

    Map

    City
    Oro Valley
    County
    Pima
    State
    Arizona
    Longitude
    -110.942
    Latitude
    32.4289

    Nearby Similar for Lease

    • $25 SF/Yr
      3,574 SF

      North Suite Office Space Available

      ±3,574 SF architecturally distinctive office suite for lease.
      12475 North Rancho Vistoso Boulevard, Oro Valley, AZ, 85755
      View Details
    • $17 SF/Yr
      1,200 SF

      Oro Valley Office/Retail Space

      Office and retail spaces in established Oro Valley center.
      1171 East Rancho Vistoso Boulevard, Oro Valley, AZ, 85755
      View Details
    • Contact for pricing
      14,969 SF

      Oro Valley Professional Office Space

      Built-out office space in a convenient Oro Valley location.
      180 West Magee Road, Oro Valley, AZ 85704
      View Details
    • Contact for pricing
      41,134 SF

      Oro Valley Corporate Headquarters Office

      Class A office space in Oro Valley near amenities.
      8950 North Oracle Road, Oro Valley, AZ 85704
      View Details
    • Contact for pricing
      88,666 SF

      Oro Valley Retail Center Space

      Retail space in affluent Oro Valley location for lease.
      7851 North Oracle Road, Oro Valley, AZ 85704
      View Details
    • Contact for pricing
      18,000 SF

      Oro Valley Flex/Industrial Space

      18,000 SF flex/industrial space available for lease in Oro Valley.
      10940 North Stallard Place, Oro Valley, AZ, 85737
      View Details
    • Contact for pricing
      45,000 SF

      Oro Valley Retail Space Available

      Retail spaces available ranging from 1,200 to 45,000 SF.
      Oro Valley Marketplace, Oro Valley, AZ, 85737
      View Details
    • $29 SF/Yr
      2,056 SF

      Retail Space in El Corredor

      Retail space available in thriving El Corredor development.
      9740 N Oracle Rd, Oro Valley, AZ
      View Details
    • Contact for pricing
      2,000 SF

      Retail Space in Rooney Ranch

      Retail space available in high-traffic Oro Valley location.
      10785 N Oracle Rd, Oro Valley, AZ
      View Details
    • Contact for pricing
      3,185 SF

      Oro Valley Retail Space Available

      Retail spaces in high-traffic Oro Valley location, ample parking.
      10565 N Oracle Rd, Oro Valley, AZ
      View Details
    • Contact for pricing
      2,400 SF

      Retail Space in Oro Valley

      Retail space available in affluent Oro Valley shopping center.
      7851-7967 N Oracle Rd , Oro Valley, AZ
      View Details
    • $22 SF/Yr
      5,763 SF

      Oro Valley Executive Plaza Office

      Executive office space for lease in Oro Valley.
      10195 N Oracle Rd, Oro Valley, AZ
      View Details

    FAQs

    What type of property is this?
    Commercial land - Rare 50+ acre site in professionally developed business park.
    Where is this commercial land located?
    The property is located at Vistoso Park Rd Oro Valley, AZ.
    What are key features of this property?
    This property features: Contiguous 50+ acre site in a professionally developed business park with quick‑build ability.; Direct access to I‑10 for easy distribution.; One‑of‑a‑kind location adjacent to biotech and medical clusters and a highly educated workforce.
    (520) 748-7100 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Jesse Blum
    Jesse Blum
    Real Estate License ID: SA024383000
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    Vistoso Park Rd, Oro Valley, AZ
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!