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Property profile & analytics
OFF-MARKET
Estimated value
$5,835,000
Drug stores
10390 La Canada Dr Tucson, AZ 85737-7269
Entity Owned
5-yr Hold
Free & Clear
Property ID
US07-0917651
Property profile
Verified
Property type
Drug stores
Use group
DRUG STORE, PHARMACY
Year built
2002
Construction
FRAME
Total area
14,958 SF
Lot
1.81 ac (78,870 SF)
APN
224-25-025D
UPID
US07-0917651
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
$7.15M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.62M
Blend (final)
Blend
$5.84M
Owner & transaction history
Deerwood Investments Utah L · 5 yrs held
Deerwood Investments Utah L
since 2020
Last sale
$5.7M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.0M
+188.5%
Commercial (general)
$5.1M
+110.4%
Neighborhood: shopping center
$4.3M
+79.2%
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 Tucson submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tucson 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
$7,000,000
ML approach
$7,150,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$6,970,000
Change: +189% · Conversion: Easy
COMMERCIAL (GENERAL)
$5,080,000
Change: +110% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$4,330,000
Change: +79% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,070,000
Change: +69% · Conversion: Difficult
Blend value · Realmo final
$5.84M
Range $5.25M – $6.42M · ±10% · vs last sale $5.70M (Sep 30 2020)
Last sale anchor
$5.70M
Sep 30 2020
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
$390 / 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
$52,774
Tax year 2023
Assessed value
$464,365
Assessed 2024
Previous assessed
$484,639
-4.2% YoY
Effective rate
11.36%
On assessed value
Assessed land
$184,556
Assessed improvement
$279,809
Land market value
$1,025,310
Improvement market value
$1,554,496
Total market value
$2,579,806
Applied tax rate
1,012.0000
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
Drug stores
Use group
DRUG STORE, PHARMACY
Status
Off-Market
Year built
2002
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Total area
14,958 SF
Lot
1.81 ac (78,870 SF)
APN
224-25-025D
UPID
US07-0917651
Jurisdiction
PIMA
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$7.0M
COMMERCIAL (GENERAL)
Est. value
$5.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.3M
AUTO REPAIR, GARAGE
Est. value
$4.1M
RESTAURANT
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2002
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Lot
1.81 ac
Current owner
From public records · entity-resolved
Deerwood Investments Utah L
Entity
Free & Clear · 5 yrs held
Mailing address
3720 S SUSAN ST STE #100, SANTA ANA, CA 92704-6957
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 30, 2020
$5,700,000
Deerwood Investments Utah L
Sod Brookside LLC
Grant Deed
—
Mar 26, 2020
—
Sod Brookside LLC
—
Deed Of Trust
related
$1,800,000 · Commerce Bk/az
Jul 30, 2019
$2,075,000
Sod Brookside LLC
Mrr Holdings LLC
Grant Deed
—
May 31, 2019
$1,310,000
Mrr Holdings LLC
L2 Oro Valley LLC
Grant Deed
—
Sep 12, 2016
$2,150,000
L2 Oro Valley LLC
St Johns Dakotah Hills LLC
Grant Deed
$1,475,000 · Union Bk&tr
May 27, 2003
$3,521,930
St Johns Dakotsa Hills LLC
Pwp Lambert LLC
Grant Deed
$1,800,000 · Northern Trust Bank
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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