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Property profile & analytics
OFF-MARKET
Estimated value
$18,870,000
Outlet malls
1290 Miracle Mile Tucson, AZ 85705
Individually Owned
15-yr Hold
Free & Clear
Property ID
US07-0769197
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1982
Construction
FRAME
Total area
116,740 SF
Lot
16.78 ac (730,901 SF)
APN
107-06-013E
UPID
US07-0769197
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
$17.59M
Comparable Approach
Comparable
$20.55M
Blend (final)
Blend
$18.87M
Owner & transaction history
Owner Name Unavailable · 15 yrs held
Owner Name Unavailable
since 2010
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$29.9M
+105.6%
Commercial (general)
$28.6M
+96.2%
Medical building
$26.1M
+78.9%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$19,060,000
6.5%
$17,590,000
7%
$16,335,000
Alternative Use
Use
Estimation
RETAIL STORES
$14,565,000
Current use
APARTMENT HOUSE (5+ UNITS)
$29,945,000
Change: +106% · Conversion: Difficult
COMMERCIAL (GENERAL)
$28,575,000
Change: +96% · Conversion: Easy
MEDICAL BUILDING
$26,055,000
Change: +79% · Conversion: Difficult
AUTO REPAIR, GARAGE
$22,470,000
Change: +54% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$21,405,000
Change: +47% · Conversion: Moderate
Blend value · Realmo final
$18.87M
Range $16.98M – $20.76M · ±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
$162 / 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
Assessed value
$4,144,245
Assessed 2024
Previous assessed
$3,275,282
+26.5% YoY
Assessed land
$328,905
Assessed improvement
$3,815,340
Land market value
$1,827,252
Improvement market value
$21,196,333
Total market value
$23,023,585
Applied tax rate
851.0000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1982
Construction
FRAME
Heating
HEAT PUMP
Cooling
YES
Buildings
2
Stories
1
Total area
116,740 SF
Lot
16.78 ac (730,901 SF)
APN
107-06-013E
UPID
US07-0769197
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
RETAIL STORES Current
Est. value
$14.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$29.9M
COMMERCIAL (GENERAL)
Est. value
$28.6M
MEDICAL BUILDING
Est. value
$26.1M
AUTO REPAIR, GARAGE
Est. value
$22.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$21.4M
RETAIL STORES Current
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
MEDICAL BUILDING
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1982
Construction
FRAME
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Buildings
2
Lot
16.78 ac
Current owner
From public records · entity-resolved
Owner Name Unavailable
Individual
Free & Clear · 15 yrs held
Mailing address
PO BOX 27210, TUCSON, AZ 85726-7210
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 20, 2010
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
—
Aug 6, 2009
—
City Of Tucson Re Division
Owner Name Unavailable
Grant Deed
related
—
Feb 7, 2008
—
Charles L Smith
Townsend,cristy L
Quit Claim Deed
related
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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