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Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Drug stores
1415 Riv Rd Tucson, AZ 85704-5829
Individually Owned
9-yr Hold
~
Est. High Equity
Property ID
US07-3377756
Property profile
Verified
Property type
Drug stores
Use group
DRUG STORE, PHARMACY
Year built
1996
Construction
FRAME
Total area
15,525 SF
Lot
1.96 ac (85,538 SF)
APN
104-01-114E
UPID
US07-3377756
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
Current use
Occupant on record · Public records
-
Walgreens Cosmetic Store
-
tucson mall Shopping Center & Mall
-
Kathleen Tsai Pharmacy
-
Matthew Joachim Pharmacy
-
Western Union Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.09M
Blend (final)
Blend
$625k
Owner & transaction history
Stefan Giustino · 9 yrs held
Stefan Giustino
since 2017
7 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 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$2,505,000
Current use
Blend value · Realmo final
$625k
Range $563k – $688k · ±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
$40 / 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
$59,064
Tax year 2023
Assessed value
$482,123
Assessed 2024
Previous assessed
$422,985
+14.0% YoY
Effective rate
12.25%
On assessed value
Assessed land
$200,159
Assessed improvement
$281,964
Land market value
$1,111,994
Improvement market value
$1,566,469
Total market value
$2,678,463
Applied tax rate
1,008.0000
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
1996
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Total area
15,525 SF
Lot
1.96 ac (85,538 SF)
APN
104-01-114E
UPID
US07-3377756
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
$2.5M
RETAIL STORES Current
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
1996
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Lot
1.96 ac
Current owner
From public records · entity-resolved
Stefan Giustino
Individual
Mailing address
300 WILMOT RD, DEERFIELD, IL 60015-4614
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 20, 2017
$3,365,000
Stefan Giustino
1415 W River LLC
Special Warranty Deed
$1,682,000 · First Savings Bank
Sep 16, 2016
$2,450,000
1415 W River LLC
New Mexico Bank & Trust
Special Warranty Deed
$2,200,000 · Mb Financial Bank NA
May 1, 2014
—
Bird,donny T Trust
Richmond D B 2001 Trust
Quit Claim Deed
related
—
Dec 7, 2009
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
—
Nov 23, 2009
—
Mark Grant
Richmond,doris L
Affidavit Of Death
related
—
Sep 25, 2009
—
Richmond Doris B 2001 Trust
Vanrichmond,doris L
Quit Claim Deed
related
—
Jun 30, 2008
—
Doris L Richmond
Dbl Tucson LLC
Warranty Deed
related
$1,900,000 · Standard Insurance Co
Dec 12, 2007
$600,000
1435 W River LLC
Eves Az Two LLC
Grant Deed
related
$1,303,543 · National City Bank
Jun 9, 1998
—
Dbl Tucson LLC
Levin,doris
Grant 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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