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Property profile & analytics
OFF-MARKET
Estimated value
$1,950,000
Strip malls
12152 Rancho Vistoso Blvd, Oro Valley, AZ 85755-1843
Entity Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US07-0989501
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2001
Construction
FRAME
Total area
12,950 SF
Lot
1.46 ac (63,417 SF)
APN
223-02-036A
UPID
US07-0989501
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
by Request
CAP Approach
CAP
$2.03M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.95M
Owner & transaction history
Aci Real Estate Spe 159 LLC · 6 yrs held
Aci Real Estate Spe 159 LLC
since 2020
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Oro Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Oro Valley 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,200,000
6.5%
$2,030,000
7%
$1,885,000
Blend value · Realmo final
$1.95M
Range $1.76M – $2.15M · ±10%
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
$151 / 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
$34,371
Tax year 2023
Assessed value
$302,449
Assessed 2024
Previous assessed
$272,623
+10.9% YoY
Effective rate
11.36%
On assessed value
Assessed land
$144,545
Assessed improvement
$157,904
Land market value
$803,025
Improvement market value
$877,244
Total market value
$1,680,269
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2001
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Total area
12,950 SF
Lot
1.46 ac (63,417 SF)
APN
223-02-036A
UPID
US07-0989501
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
Building & site characteristics
From public records
Year built
2001
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Lot
1.46 ac
Current owner
From public records · entity-resolved
Aci Real Estate Spe 159 LLC
Entity
Free & Clear · 6 yrs held
Mailing address
5800 STANFORD RNCH RD STE #210, ROCKLIN, CA 95765-4386
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 8, 2020
—
Aci Real Estate Spe 159 LLC
Safeway INC
Grant Deed
related
—
Aug 15, 2018
$10,000,000
Brentwood Vistoso LLC
Sb Vistoso Shopping Center LLC
Special Warranty Deed
—
Aug 15, 2018
—
Sb Vistoso Shopping Center LLC
Regency Rlty Grp INC
Grant Deed
related
—
Feb 8, 2018
—
Safeway INC
—
Loan Modification
related
—
Dec 18, 2012
—
Sb Vistoso Shopping Center LLC
—
Deed Of Trust
related
$4,210,000 · American Equity Inv Life Ins
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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