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Property profile & analytics
OFF-MARKET
Estimated value
$540,000
Office Spaces
2506 Vistoso Commerce Loop Oro Valley, AZ 85755-9102
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US07-1818396
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2008
Construction
FRAME
Total area
2,651 SF
Lot
0.06 ac (2,525 SF)
APN
219-24-263B
UPID
US07-1818396
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
$535k
CAP Approach
CAP
$500k
Comparable Approach
Comparable
$588k
Blend (final)
Blend
$540k
Owner & transaction history
Tucson Medical Offices LLC · 9 yrs held
Tucson Medical Offices LLC
since 2016
5 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 Oro Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Oro 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
$535,000
CAP Approach
CAP Return
Estimation
6%
$545,000
6.5%
$500,000
7%
$465,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$765,000
Change: -15% · Conversion: Difficult
AUTO REPAIR, GARAGE
$720,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$540k
Range $486k – $594k · ±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
$204 / 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
$10,195
Tax year 2023
Assessed value
$86,160
Assessed 2024
Previous assessed
$78,344
+10.0% YoY
Effective rate
11.83%
On assessed value
Assessed land
$11,363
Assessed improvement
$74,797
Land market value
$63,125
Improvement market value
$415,539
Total market value
$478,664
Applied tax rate
1,012.0000
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
2008
Construction
FRAME
Heating
YES
Cooling
YES
Stories
1
Total area
2,651 SF
Lot
0.06 ac (2,525 SF)
APN
219-24-263B
UPID
US07-1818396
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
Est. value
$765,000
AUTO REPAIR, GARAGE
Est. value
$720,000
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
2008
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Lot
0.06 ac
Current owner
From public records · entity-resolved
Tucson Medical Offices LLC
Entity
Mailing address
1978 HENDERSONVILLE RD STE #130, ASHEVILLE, NC 28803-7788
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 12, 2019
—
Tucson Portfolio 2 LLC
—
Grant Deed
related
$13,300,000 · Foothills Bk
Sep 20, 2016
$440,900
Tucson Medical Offices LLC
Vistoso Office Building LLC
Special Warranty Deed
$374,765 · First Citizens Bank & Trust Co
Jul 8, 2008
$356,517
Vistoso Office Building LLC
La Playa Caliente LLC
Grant Deed
related
—
Jan 30, 2008
$487,000
La Playa Caliente LLC
Lawyers Title Agency Of Ar
Grant Deed
related
—
May 26, 2006
—
Trust 18142-t
Ready Six Corp
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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