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Property profile & analytics
OFF-MARKET
Estimated value
$1,565,000
Day care centers
2190 Riv Rd Tucson, AZ 85741-3889
Entity Owned
14-yr Hold
~
Est. High Equity
Property ID
US07-0190799
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2008
Construction
FRAME
Total area
19,952 SF
Lot
2.86 ac (124,557 SF)
APN
101-13-2790
UPID
US07-0190799
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
-
Children's Learning Adventure Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.57M
Owner & transaction history
Store Master Funding I LLC · 14 yrs held
Store Master Funding I LLC
since 2012
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.5M
+38.5%
Industrial (general)
$2.1M
+17.0%
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
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$1,770,000
Current use
RESTAURANT
$2,455,000
Change: +38% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,075,000
Change: +17% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,475,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$1.57M
Range $1.41M – $1.72M · ±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
$78 / 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
$56,659
Tax year 2023
Assessed value
$897,840
Assessed 2024
Previous assessed
$829,604
+8.2% YoY
Effective rate
6.31%
On assessed value
Assessed land
$179,362
Assessed improvement
$718,478
Land market value
$996,456
Improvement market value
$3,991,544
Total market value
$4,988,000
Applied tax rate
1,008.0000
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2008
Construction
FRAME
Heating
YES
Cooling
YES
Stories
1
Total area
19,952 SF
Lot
2.86 ac (124,557 SF)
APN
101-13-2790
UPID
US07-0190799
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
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$1.8M
RESTAURANT
Est. value
$2.5M
INDUSTRIAL (GENERAL)
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$1.5M
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
RESTAURANT
INDUSTRIAL (GENERAL)
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
2008
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Lot
2.86 ac
Current owner
From public records · entity-resolved
Store Master Funding I LLC
Entity
Mailing address
14631 N SCOTTSDALE RD STE #200, SCOTTSDALE, AZ 85254-2786
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 9, 2012
$6,527,778
Store Master Funding I LLC
Cla River LLC
Special Warranty Deed
$6,600,000 · Citibank NA
Oct 2, 2009
$6,000,000
Cla River LLC
Parkway Bk&tr
Grant Deed
$6,130,800 · Parkway Bank & Trust Co
Aug 17, 2009
$5,800,000
Bk Parkway
Bosco Michael A JR
Trustees Deed
related
—
May 31, 2007
—
Vdg La Cholla LLC
Nwc River & La Cholla LLC
Grant Deed
$6,492,600 · Parkway Bank & Trust Co
May 12, 2006
—
Record Owner
Owner,record
Grant Deed
related
—
Aug 13, 2004
—
Nwc River & La Cholla LLC
Tucson Mountain Investors LLC
Grant Deed
related
—
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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