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Property profile & analytics
OFF-MARKET
Estimated value
$3,415,000
Grocery and convenience stores
1988 Irvington Rd, Tucson, AZ 85714-1807
Entity Owned
14-yr Hold
~
Est. High Equity
Property ID
US07-0984921
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1985
Construction
FRAME
Total area
42,430 SF
Lot
3.99 ac (174,003 SF)
APN
140-12-2180
UPID
US07-0984921
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
by Request
Comparable Approach
Comparable
$3.73M
Blend (final)
Blend
$3.42M
Owner & transaction history
Acv Cft Irvington LLC · 14 yrs held
Acv Cft Irvington LLC
since 2011
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
$5,610,000
Current use
WAREHOUSE, STORAGE
$5,280,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$3.42M
Range $3.07M – $3.76M · ±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
$80 / 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
$51,552
Tax year 2023
Assessed value
$536,904
Assessed 2024
Previous assessed
$456,831
+17.5% YoY
Effective rate
9.60%
On assessed value
Assessed land
$172,576
Assessed improvement
$364,328
Land market value
$958,757
Improvement market value
$2,024,042
Total market value
$2,982,799
Applied tax rate
1,250.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1985
Construction
FRAME
Heating
YES
Cooling
YES
Stories
1
Total area
42,430 SF
Lot
3.99 ac (174,003 SF)
APN
140-12-2180
UPID
US07-0984921
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
$5.6M
WAREHOUSE, STORAGE
Est. value
$5.3M
RETAIL STORES Current
WAREHOUSE, STORAGE
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
YES
Cooling
Yes
Stories
1
Lot
3.99 ac
Current owner
From public records · entity-resolved
Acv Cft Irvington LLC
Entity
Mailing address
465 1ST ST W #2, SONOMA, CA 95476-6600
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 21, 2023
—
Acv Cft Irvington LLC
—
Deed
related
$1,600,000 · Symetra Life Insurance Co
Dec 23, 2011
$3,750,000
Acv Cft Irvington LLC
Acv Irvington LLC
Special Warranty Deed
—
Jun 7, 2011
—
Acv Irvington LLC
Abco Cdc LLC
Re-recorded Document
related
—
Apr 20, 2011
$2,725,000
Acv Irvington
Abco Cdc LLC
Special Warranty Deed
$2,000,000 · Farm Family Life Insurance Company
Feb 11, 1999
$3,850,000
Abco Cdc LLC
333 Fulton INC
Grant Deed
—
Sep 29, 1997
$3,461,191
333 Fulton INC
Bay Club Partners
Grant Deed
$2,384,000 · Heller Financial
—
—
Acv Irvington LLC
—
Deed Of Trust
related
$1,968,883 · Farm Fam Life Ins Co
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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