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Property profile & analytics
OFF-MARKET
Estimated value
$720,000
Grocery and convenience stores
3102 22nd St, Tucson, AZ 85713-2257
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US07-1008987
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1991
Construction
FRAME
Total area
2,661 SF
Lot
0.26 ac (11,366 SF)
APN
130-10-001A
UPID
US07-1008987
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
$795k
CAP Approach
CAP
$615k
Comparable Approach
Comparable
$773k
Blend (final)
Blend
$720k
Owner & transaction history
Paleteria Y Neveria La Michoacana L · 4 yrs held
Paleteria Y Neveria La Michoacana L
since 2021
Last sale
$700,000
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
$745,000
ML approach
$795,000
CAP Approach
CAP Return
Estimation
6%
$665,000
6.5%
$615,000
7%
$570,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$770,000
Current use
Blend value · Realmo final
$720k
Range $648k – $792k · ±10% · vs last sale $700k (Oct 6 2021)
Last sale anchor
$700k
Oct 6 2021
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
$271 / 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
$4,253
Tax year 2023
Assessed value
$55,605
Assessed 2024
Previous assessed
$34,119
+63.0% YoY
Effective rate
7.65%
On assessed value
Assessed land
$40,918
Assessed improvement
$14,687
Land market value
$227,320
Improvement market value
$81,593
Total market value
$308,913
Applied tax rate
150.0000
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
1991
Construction
FRAME
Heating
YES
Cooling
YES
Stories
1
Total area
2,661 SF
Lot
0.26 ac (11,366 SF)
APN
130-10-001A
UPID
US07-1008987
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
$770,000
NEIGHBORHOOD: SHOPPING CENTER Current
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
1991
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Lot
0.26 ac
Current owner
From public records · entity-resolved
Paleteria Y Neveria La Michoacana L
Individual
Mailing address
2007 E PINAL VIS, TUCSON, AZ 85713-5121
Ownership since
2021
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
Dec 8, 2023
—
Paleteria Y Neveria La Michoacana L
—
Deed
related
$500,000 · Megb LLC
Oct 6, 2021
$700,000
Paleteria Y Neveria La Michoacana L
Megb LLC
Special Warranty Deed
$500,000 · Megb LLC
Sep 14, 2015
—
Megb LLC
Griffith,gloria G R B
Grant Deed
related
—
Nov 19, 2010
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
—
Aug 26, 2004
$1,200,000
Gloria G R B Griffith
Marquez-peterson LLC
Grant Deed
—
Feb 18, 1999
$888,000
Marquez Peterson
Atlantic Richfield Co
Grant Deed
—
Jan 7, 1991
$270,000
Atlantic Richfie
Exxon Education
Grant Deed
—
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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