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    12475 Rancho Vistoso Blvd Oro Valley, AZ 85755

    • Office Properties & Spaces
    • 4,829 SF
    • 1.71 lot acres
    For Lease
    View listing
    $25 SF/Yr
    Value Estimations
    $1,005,000
    Cap Rate Potential
    7.4%
    Office Properties & Spaces
    Location Intelligence
    Property ID
    US07-1309602
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Office Properties & Spaces

    Property Details for 12475 Rancho Vistoso Blvd

    Year built
    2004
    Construction
    FRAME
    Lot size
    1.71 lot acres
    Property size
    4,829 SF
    Property type
    Office Properties & Spaces
    APN
    219-53-004T
    APU
    21953004T

    Description

    This exceptional Class A office building, constructed in 2004, presents a unique leasing opportunity in Pima County. The single-story, 8,403 square foot building features two suites, with one suite encompassing approximately 3,574 square feet currently available for lease. This vacant suite boasts an efficient layout, abundant natural light from large perimeter windows, and beautifully appointed interior finishes. The building's architecturally distinctive design and high-quality construction are evident throughout. The property is ideally suited for a variety of office uses, offering a prestigious address and a comfortable, productive work environment. The minimum leasable space is 3,574 square feet, making it perfect for a larger tenant seeking a significant presence. The building's single-story design provides easy accessibility and convenient navigation. Located at 12475 N Rancho Vistoso Blvd, this property offers a strategic location within Pima County. The available space represents a significant portion of the building's total square footage, providing ample room for expansion or accommodating a large team. This is a rare opportunity to secure a high-quality, well-maintained office space in a desirable location. The property's features and location combine to create an exceptional value proposition for discerning tenants.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $805,000

    • CAP approach

      CAP Return
      Estimation
      6%
      $990,000
      6.5%
      $915,000
      7%
      $845,000

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $1,303,000
      Market price range: $660k - $1.30M

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $1,640,000
      Current use
      NEIGHBORHOOD: SHOPPING CENTER
      $1,395,000
      Change: -15% Conversion: Difficult
      AUTO REPAIR, GARAGE
      $1,315,000
      Change: -20% Conversion: Difficult

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Oro Valley
    County
    Pima
    State
    Arizona
    Longitude
    -110.968
    Latitude
    32.4328
    CBSA code
    46060
    CBSA name
    TUCSON, AZ METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $27,321
    $67,225
    $206,243
    $273,468
    -
    $373,470
    $1,145,792
    $1,519,262

    Comparable in this City

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    • Value Estimation
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      9,240 SF

      12730 Vistoso Commerce Pl

      OFFICE (GENERAL) • 9,240 SF
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    • Value Estimation by Request
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      1832 Innovation Park Dr

      OFFICE (GENERAL) • 1,984 SF
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    • Value Estimation by Request
      1,569 SF

      12490 Rancho Vistoso Blvd

      OFFICE (GENERAL) • 1,569 SF
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    • Value Estimation by Request
      2,119 SF

      12480 Rancho Vistoso Blvd, Unit 15

      OFFICE (GENERAL) • 2,119 SF
      12480 Rancho Vistoso Blvd, Oro Valley, AZ 85755-1991
      View Details
    • Value Estimation by Request
      1,702 SF

      12450 Rancho Vistoso Blvd, Unit 9

      OFFICE (GENERAL) • 1,702 SF
      12450 Rancho Vistoso Blvd, Oro Valley, AZ 85755-9548
      View Details

    Similar Nearby for Sale

    • $289,680
      0.19 Acres

      Oro Valley Office Land Investment

      Prime AZ Office Land, Mountain Views
      0 Vistoso Commerce Loop Rd & Oracle Rd, Oro Valley, AZ 85755
      View Details
    • $600,000
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      Vistoso Commerce Plaza Lot A

      Oro Valley Office Land: $600,000
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    • $828,240
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      Vistoso Commerce Plaza Lot B

      Oro Valley Office Land: Prime Location
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    • Contact for pricing
      1.16 Acres

      Innovation Park Dr

      Medical offices • 1,500 SF
      0 Innovation Park Dr, Oro Valley, AZ 85755
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    • $330,708
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      Vistoso Commerce Plaza Lot F

      Oro Valley Office Land - $330,708
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    • $489,532
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      Vistoso Commerce Plaza Lot D

      Oro Valley Office Land: $489,532
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      View Details

    Similar Nearby for Lease

    • $25 SF/Yr
      8,403 SF

      Prime Office Space, Rancho Vistoso Blvd

      8,403 SF Office Building, Suite Available
      12475 Rancho Vistoso Blvd, Oro Valley, AZ 85755
      View Details
    • $17 SF/Yr
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      Oro Valley Office Space For Lease

      Prime Oro Valley Office Suites Available
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    • $17 SF/Yr
      1,200 SF

      Rancho Vistoso Office/Retail Space

      Office and retail spaces in established Oro Valley center.
      1171 East Rancho Vistoso Blvd, Oro Valley, AZ 85755
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    • $25 SF/Yr
      3,574 SF

      North Suite Office Space Available

      Office suite for lease in architecturally distinctive building.
      12475 North Rancho Vistoso Blvd, Oro Valley, AZ 85755
      View Details
    • Contact for pricing
      4,533 SF

      Former Bank with Drive-Thru

      Freestanding retail property with drive-thru and ample parking.
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      View Details
    • $2,500 /Mo

      Furnished Oro Valley Casita Rental

      Fully furnished 2BR/2BA condo in Oro Valley, Arizona.
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    Oro Valley, AZ 85755
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    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
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