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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Retail space
16302 Oracle Rd Tucson, AZ 85739-4214
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US07-1139402
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1959
Construction
FRAME
Total area
3,090 SF
Lot
0.5 ac (21,962 SF)
APN
222-18-0320
UPID
US07-1139402
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
-
Bob's Catalina Barber Shop Barber Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$570k
CAP Approach
CAP
$450k
Comparable Approach
Comparable
$625k
Blend (final)
Blend
$510k
Owner & transaction history
Lifepoint Community Church · 5 yrs held
Lifepoint Community Church
since 2020
Last sale
$475,000
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$840,000
+68.6%
Medical building
$690,000
+38.3%
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
$585,000
ML approach
$570,000
CAP Approach
CAP Return
Estimation
6%
$490,000
6.5%
$450,000
7%
$420,000
Alternative Use
Use
Estimation
RETAIL STORES
$500,000
Current use
AUTO REPAIR, GARAGE
$840,000
Change: +69% · Conversion: Difficult
MEDICAL BUILDING
$690,000
Change: +38% · Conversion: Difficult
Blend value · Realmo final
$510k
Range $459k – $561k · ±10% · vs last sale $475k (Dec 31 2020)
Last sale anchor
$475k
Dec 31 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
$165 / 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
$72,306
Assessed 2024
Previous assessed
$52,833
+36.9% YoY
Assessed land
$23,719
Assessed improvement
$48,587
Land market value
$131,772
Improvement market value
$269,928
Total market value
$401,700
Applied tax rate
1,006.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1959
Construction
FRAME
Heating
YES
Cooling
YES
Stories
1
Total area
3,090 SF
Lot
0.5 ac (21,962 SF)
APN
222-18-0320
UPID
US07-1139402
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
$500,000
AUTO REPAIR, GARAGE
Est. value
$840,000
MEDICAL BUILDING
Est. value
$690,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1959
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Lot
0.5 ac
Current owner
From public records · entity-resolved
Lifepoint Community Church
Entity
Mailing address
3137 E EVERETT ST, CATALINA, AZ 85739-9372
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 17, 2021
—
Lifepoint Community Church INC
—
Deed
related
$580,750 · Converge Cornerstone Fund
Dec 31, 2020
$475,000
Lifepoint Community Church
Butterbrodt Realty LLC
Grant Deed
$380,000 · Butterbrodt Realty LLC
Jun 1, 2015
—
Butterbrodt Realty LLC
Inglis Florist INC
Quit Claim Deed
related
—
May 1, 1997
$205,000
Inglis Florist INC
Kenneth Schachter
Grant Deed
$105,000 · Seller
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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