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    Property profile & analytics

    3742 River Rd Tucson, AZ 85718

    • Outlet malls
    • 40,018 SF
    • 2.27 lot acres
    For Lease
    View listing
    $18 SF/Yr
    Value Estimations
    $1,335,000
    Cap Rate Potential
    Location Intelligence
    Property ID
    US07-2298287
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Conn's HomePlus / Appliance Store / Electronics Store

    Property Details for 3742 River Rd

    Year built
    2014
    Construction
    FRAME
    Lot size
    2.27 lot acres
    Property size
    40,018 SF
    Property type
    Outlet malls
    APN
    101-23-516B
    APU
    10123516B

    Description

    Marana Marketplace, a Class A retail strip center in Tucson, Arizona, presents a unique investment opportunity. This 77,000 square foot property, situated on 29 acres at 3742 E River Rd, 85718, offers multiple suites totaling two buildings, each with a single story. Currently, the entire 77,000 square feet is available for lease, with spaces divisible down to 5,000 square feet and contiguous space up to 45,000 square feet. Built in 2007, the center boasts ample parking with a ratio of 4.19 spaces per 1,000 square feet. The property is zoned C-1 & C-2, providing flexibility for a variety of retail uses. Its prime location along Interstate 10 at Orange Grove Road offers exceptional visibility and accessibility. The center is part of a larger power center development, with established national tenants including Sprouts, PetSmart, and others. This presents a chance to join a thriving retail environment in a high-growth area of Tucson. The property's size and configuration make it ideal for a variety of retail concepts, from smaller boutiques to larger anchor stores. The expansive lot size also allows for future expansion possibilities. This is a rare opportunity to acquire a significant retail presence in a desirable Tucson location.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $1,025,000

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $1,646,000
      Market price range: $754k - $3.06M

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Tucson
    County
    Pima
    State
    Arizona
    Longitude
    -111.044
    Latitude
    32.3207
    CBSA code
    46060
    CBSA name
    TUCSON, AZ METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $77,699
    $106,939
    $604,562
    $711,501
    -
    $594,107
    $3,358,676
    $3,952,783

    Comparable in this City

    • Value Estimation
      $1,080,000
      143,526 SF

      3841 Costco Dr

      WHOLESALE OUTLET, DISCOUNT STORE • 143,526 SF
      3841 Costco Dr, Tucson, AZ 85741
      View Details
    • Value Estimation
      $1,310,000
      209,131 SF

      7635 La Cholla Blvd

      WHOLESALE OUTLET, DISCOUNT STORE • 209,131 SF
      7635 La Cholla Blvd, Tucson, AZ 85741-4202
      View Details
    • Value Estimation
      $1,255,000
      182,128 SF

      4075 Ina Rd

      WHOLESALE OUTLET, DISCOUNT STORE • 182,128 SF
      4075 Ina Rd, Tucson, AZ 85741-2204
      View Details
    • Value Estimation
      $1,320,000
      123,240 SF

      3901 Ina Rd

      WHOLESALE OUTLET, DISCOUNT STORE • 123,240 SF
      3901 Ina Rd, Tucson, AZ 85741-2206
      View Details
    • Value Estimation
      $1,040,000
      107,870 SF

      3925 Costco Dr

      WHOLESALE OUTLET, DISCOUNT STORE • 107,870 SF
      3925 Costco Dr, Tucson, AZ 85741-2864
      View Details
    • Value Estimation
      $860,000
      2,000 SF

      6303 La Cholla Blvd

      WHOLESALE OUTLET, DISCOUNT STORE • 2,000 SF
      6303 La Cholla Blvd, Tucson, AZ 85741-3526
      View Details

    Similar Nearby for Sale

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      BridgeWater Assisted Living - Tucson

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    Similar Nearby for Lease

    • Contact for pricing
      17,800 SF

      Gold Canyon Plaza Retail Center

      Tucson Retail Space: 17,800 SF, 5,200 SF Vacant
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      View Details
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      Heritage Plaza Retail Space for Lease

      Tucson Retail Space: 900-3035 sq ft available
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      Retail Space for Lease

      Retail space available with abundant parking and great signage.
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    • $23 SF/Yr
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      Restaurant Space with Large Kitchen

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      Restaurant Space Near Foothills Mall

      Restaurant space available near a large retail and mixed-use development.
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      View Details
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    3742 River Rd
    Tucson, AZ 85718
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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