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Property profile & analytics
OFF-MARKET
Estimated value
$500,000
Grocery and convenience stores
20 La Canada Dr Green Valley, AZ 85614-2880
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US07-3402407
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1971
Construction
FRAME
Total area
2,804 SF
Lot
0.51 ac (22,198 SF)
APN
304-21-0590
UPID
US07-3402407
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
$635k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$500k
Owner & transaction history
March Ents LLC · 7 yrs held
March Ents LLC
since 2019
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 Green Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Green Valley 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%
$690,000
6.5%
$635,000
7%
$590,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$820,000
Current use
AUTO REPAIR, GARAGE
$720,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$500k
Range $450k – $550k · ±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
$178 / 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
$7,001
Tax year 2023
Assessed value
$63,085
Assessed 2024
Previous assessed
$63,085
+0.0% YoY
Effective rate
11.10%
On assessed value
Assessed land
$39,956
Assessed improvement
$23,129
Land market value
$221,980
Improvement market value
$128,492
Total market value
$350,472
Applied tax rate
3,901.0000
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
CONVENIENCE STORE
Status
Off-Market
Year built
1971
Construction
FRAME
Heating
SPACE
Cooling
EVAPORATIVE
Stories
1
Total area
2,804 SF
Lot
0.51 ac (22,198 SF)
APN
304-21-0590
UPID
US07-3402407
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$820,000
AUTO REPAIR, GARAGE
Est. value
$720,000
NEIGHBORHOOD: SHOPPING CENTER Current
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
1971
Construction
FRAME
Heating
SPACE
Cooling
Yes
Stories
1
Lot
0.51 ac
Current owner
From public records · entity-resolved
March Ents LLC
Entity
Mailing address
120 E LOS ARCOS, GREEN VALLEY, AZ 85614-2429
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 12, 2019
$350,000
March Ents LLC
Sychowski,mark
Grant Deed
$280,000 · National Bk/az
Jun 6, 2018
—
Mark Sychowski
—
Deed
related
$65,000 · March Ents LLC
Dec 13, 2006
$430,000
Mark Sychowski
Larue,charles L
Warranty Deed
related
—
Dec 13, 2006
—
Record Owner
Owner,record
Grant Deed
related
—
Mar 31, 1998
$215,000
Charles L Larue
Cummings,frank C
Grant Deed
related
—
Apr 26, 1993
$150,000
Frank C Cummings
Poynter
Grant Deed
related
$125,000 · Seller
—
—
Mark Sychowski
—
Deed Of Trust
related
$65,000 · March Ents LLC
—
—
Charles L Larue
—
Deed Of Trust
related
$225,000 · 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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