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    Property profile & analytics

    1971 Valencia Rd Tucson, AZ 85746-6633

    • Drive through restaurants
    • 810 SF
    • 0.83 lot acres
    OFF-MARKET
    Last Sale
    May 27, 2025
    Value Estimations
    $345,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US07-2571842
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Drive through restaurants

    Property Details for 1971 Valencia Rd

    Year built
    2019
    Construction
    FRAME
    Lot size
    0.83 lot acres
    Property size
    810 SF
    Property type
    Drive through restaurants
    APN
    138-24-4180
    APU
    138244180

    Description

    This exceptional investment opportunity presents a fee-simple owned Dutch Bros Coffee shop in Tucson, Arizona. Boasting a 5.50% cap rate, this 824 square foot Class A retail property is situated at 1971 W Valencia Rd, 85746, in a high-traffic area with strong demographics. The property benefits from an absolute NNN lease with a corporate guarantee from Dutch Bros Coffee (NYSE: BROS), providing minimal management responsibilities. The 15-year lease has approximately 9.5 years remaining, ensuring long-term, stable income. Built in 2019, this built-to-suit location is a top performer, ranking in the 92nd percentile for annual visitors (734,000) according to Placer AI. The surrounding area features a dense residential corridor (23,569 housing units within 3 miles), a substantial daytime workforce (44,421 employees within 3 miles), and high daily traffic volume (48,038 cars per day on Valencia Rd). The location is also strategically positioned near major retailers, including IHOP, Culvers, CVS, and Walmart, contributing to a robust consumer retail spend of approximately $706.5 million within a 3-mile radius. Furthermore, the proximity to three elementary/middle schools (1,175 students) and Tucson International Airport (5 miles) adds to the property's appeal. The airport experienced a 10% increase in passenger count in 2023, reaching 3.75 million. This rare fee-simple ownership structure allows for advantageous building depreciation, making this a compelling investment opportunity with significant upside potential. The Net Operating Income (NOI) is $117,150. The property's 100% occupancy commenced July 1, 2019.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $345,000

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Tucson
    County
    Pima
    State
    Arizona
    Longitude
    -111.009
    Latitude
    32.1333
    CBSA code
    46060
    CBSA name
    TUCSON, AZ METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $18,973
    $84,324
    $110,180
    $194,504
    -
    $468,468
    $612,113
    $1,080,581

    Comparable in this City

    • Value Estimation
      $3,895,000
      4,367 SF

      1955 Valencia Rd

      DRIVE-THRU RESTAURANT, FAST FOOD • 4,367 SF
      1955 Valencia Rd, Tucson, AZ 85746
      View Details
    • Value Estimation
      $380,000
      2,590 SF

      1520 Valencia Rd

      DRIVE-THRU RESTAURANT, FAST FOOD • 2,590 SF
      1520 Valencia Rd, Tucson, AZ 85746
      View Details
    • Value Estimation
      $335,000
      3,335 SF

      1818 Valencia Rd

      DRIVE-THRU RESTAURANT, FAST FOOD • 3,335 SF
      1818 Valencia Rd, Tucson, AZ 85746
      View Details
    • Value Estimation
      $265,000
      2,011 SF

      6550 Midvale Park Rd

      DRIVE-THRU RESTAURANT, FAST FOOD • 2,011 SF
      6550 Midvale Park Rd, Tucson, AZ 85746-6030
      View Details
    • Value Estimation
      $415,000
      3,241 SF

      1691 Valencia Rd

      DRIVE-THRU RESTAURANT, FAST FOOD • 3,241 SF
      1691 Valencia Rd, Tucson, AZ 85746-6029
      View Details
    • Value Estimation
      $540,000
      2,704 SF

      1600 Valencia Rd

      DRIVE-THRU RESTAURANT, FAST FOOD • 2,704 SF
      1600 Valencia Rd, Tucson, AZ 85746-6021
      View Details

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      View Details
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    1971 Valencia Rd
    Tucson, AZ 85746-6633
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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