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Property profile & analytics
OFF-MARKET
Estimated value
$9,630,000
Investment properties
1660 Research Loop Tucson, AZ 85710-6736
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US07-1096740
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1985
Construction
FRAME
Total area
24,660 SF
Lot
5.65 ac (246,114 SF)
APN
135-07-4550
UPID
US07-1096740
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
-
Newman Portable Toilets Building Supply
-
Masterworks Art Tiles General Contractor
-
Anderson Precision Machining Industrial Manufacturer Factory
-
LJ International Trading LLC Shipping Company Freight Service
-
Shine Effects Auto Spa-Tucson,AZ-Detailing/Paint Protection Film/Ceramic Coatings Car Wash
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.60M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.31M
Blend (final)
Blend
$9.63M
Owner & transaction history
Pegasus Tucson Owner LLC · 4 yrs held
Pegasus Tucson Owner LLC
since 2021
Last sale
$9.8M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$11.5M
+66.1%
Neighborhood: shopping center
$7.1M
+3.2%
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
$10,430,000
ML approach
$11,600,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$6,915,000
Current use
RESTAURANT
$11,485,000
Change: +66% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$7,135,000
Change: +3% · Conversion: Difficult
AUTO REPAIR, GARAGE
$6,710,000
Change: -3% · Conversion: Difficult
Blend value · Realmo final
$9.63M
Range $8.67M – $10.59M · ±10% · vs last sale $9.80M (Oct 15 2021)
Last sale anchor
$9.80M
Oct 15 2021
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
$391 / 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
$52,636
Tax year 2023
Assessed value
$832,889
Assessed 2024
Previous assessed
$681,864
+22.1% YoY
Effective rate
6.32%
On assessed value
Assessed land
$55,376
Assessed improvement
$777,513
Land market value
$307,642
Improvement market value
$4,319,517
Total market value
$4,627,159
Applied tax rate
150.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1985
Construction
FRAME
Heating
HEAT PUMP
Cooling
EVAPORATIVE
Buildings
5
Stories
1
Total area
24,660 SF
Lot
5.65 ac (246,114 SF)
APN
135-07-4550
UPID
US07-1096740
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
COMMERCIAL (GENERAL) Current
Est. value
$6.9M
RESTAURANT
Est. value
$11.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.1M
AUTO REPAIR, GARAGE
Est. value
$6.7M
COMMERCIAL (GENERAL) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1985
Construction
FRAME
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Buildings
5
Lot
5.65 ac
Current owner
From public records · entity-resolved
Pegasus Tucson Owner LLC
Entity
Mailing address
8888 E RAINTREE DR STE #155, SCOTTSDALE, AZ 85260-3952
Ownership since
2021
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
Oct 15, 2021
$9,804,000
Pegasus Tucson Owner LLC
Clairemont Partners LLC
Special Warranty Deed
—
Apr 15, 2021
—
Clairemont Partners LLC
—
Deed
related
$3,500,000 · Wells Fargo Bank NA
Apr 28, 2016
$3,650,000
Clairemont Partners LLC
Foothills Business Ventures LLC
Special Warranty Deed
$2,737,500 · Umb Bank NA
Sep 3, 2004
$195,000
Paul Amanti
Hensler,robert R
Grant Deed
—
Jun 8, 2001
$2,000,000
Cooney & Associates Ventures
Halaj Trust
Grant Deed
—
May 17, 1991
—
Halaj,ivan Tr &
Unknown
Grant Deed
related
—
May 3, 1991
$800,000
Ivan Halaj
Barsam
Grant Deed
—
—
—
Foothills Business Ventures Ll
—
Loan Modification
related
$850,000 · Bank Of The West
—
—
Foothills Business Ventures Ll
—
Deed Of Trust
related
$1,275,000 · Commercial Federal Bank
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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