Entity Owned 
For Lease
Contact for pricing
11403 W Tangerine Rd, Marana, AZ 85653
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Property summary
AI-generated overview
The property consists of commercial pads in the northwest area of Marana, Arizona, within a Village Commercial zoning district designated as “VC” under Marana regulations. The site is located approximately 2.5 miles from the I-10 freeway interchange and is positioned adjacent to a Circle K convenience store that opened in January 2021. The surrounding area is characterized by ongoing residential development, supporting growth in the local trade area.
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
2021
Construction
FRAME
Total area
5,187 SF
Lot
1.83 ac (79,504 SF)
APN
217-53-8080
UPID
US07-2153159
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Grocery & Convenience Store
-
Crypto Atm Atm
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.06M
CAP Approach
CAP
$1.18M
Comparable Approach
Comparable
$880k
Blend (final)
Blend
$960k
Owner & transaction history
since 2020
Last sale
$785,000
2 recorded transactions
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$960k
Value range
$864k – $1.06M
±10% around blend
Estimated value / SF
$185 / SF
Confidence
High
5 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
50
$864k
blend $960k
$1.06M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,187 SF
Lot area
1.83 ac
Year built
2021
Stories
1
APN
217-53-8080
Assessed value
$349,425
Annual tax
$44,316
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.18M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.27M
@ 6.5% CAP return
$1.18M
@ 7% CAP return
$1.09M
4
Sales comparison
Partial preview
Sales approach indication
$1.61M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
19.7 mi away · 5,842 SF
22.2 mi away · 5,298 SF
22.8 mi away · 5,198 SF
32.6 mi away · 4,200 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$960k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 157 sales
$292
-37%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $185/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
8.00%
Implied, in-place cap rate for this grocery and convenience stores
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.00%
9.0%
NOI (est.)
$55k *
Last sale · Feb 2020
$785k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$687k
Move the market yield to see immediate price impact.
Value / SF
$132
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
7.50%8.00%8.50%
$49k
$659k
$618k
$582k
$55k
$733k
$687k
$646k
$60k
$806k
$756k
$711k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$950k
19.6 mi · Dec 2025 · $178/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$44,316
Tax year 2023
Assessed value
$349,425
Assessed 2024
Previous assessed
$293,489
+19.1% YoY
Effective rate
12.68%
On assessed value
Assessed land
$100,175
Assessed improvement
$249,250
Land market value
$556,528
Improvement market value
$1,384,724
Total market value
$1,941,252
Applied tax rate
657.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
For Lease
Year built
2021
Construction
FRAME
Heating
YES
Cooling
YES
Buildings
2
Stories
1
Total area
5,187 SF
Lot
1.83 ac (79,504 SF)
APN
217-53-8080
UPID
US07-2153159
Jurisdiction
PIMA
Zoning & alternative use
Zoning · permitted uses
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release.
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2021
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Lot
1.83 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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