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Property profile & analytics
OFF-MARKET
Estimated value
$2,020,000
Retail properties & Spaces
3820 Sabino Cyn Rd Tucson, AZ 85750-6534
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US07-0663157
Property profile
Verified
Property type
Retail properties & Spaces
Use group
NURSERY, GREENHOUSE, FLORIST
Year built
1929
Construction
CONCRETE
Total area
7,980 SF
Lot
60.37 ac (2,629,717 SF)
APN
114-30-002C
UPID
US07-0663157
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
-
Immaculate Heart Novitiate Church
-
Our Lady Star of the Sea (Korean Community) Church
-
St Anne's Convent Convent
-
Sisters of the Immaculate Heart of Mary Church Mosque
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.65M
Blend (final)
Blend
$2.02M
Owner & transaction history
Tlc Sisters LLC · 1 yrs held
Tlc Sisters LLC
since 2025
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.7M
+77.0%
Neighborhood: shopping center
$2.3M
+50.7%
Auto repair, garage
$2.2M
+41.8%
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
FARM SUPPLY & EQUIPMENT (COMMERCIAL)
$1,530,000
Current use
COMMERCIAL (GENERAL)
$2,710,000
Change: +77% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,310,000
Change: +51% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,170,000
Change: +42% · Conversion: Difficult
MEDICAL BUILDING
$1,780,000
Change: +16% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,645,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$2.02M
Range $1.82M – $2.22M · ±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
$253 / 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 2016Property tax & assessments
Tax year 2016
Assessed value
$558,892
Assessed 2016
Previous assessed
$558,892
+0.0% YoY
Land market value
$2,414,800
Improvement market value
$680,772
Total market value
$3,095,572
Applied tax rate
124.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Retail properties & Spaces
Use group
NURSERY, GREENHOUSE, FLORIST
Status
Off-Market
Year built
1929
Construction
CONCRETE
Heating
PACKAGE
Cooling
YES
Buildings
3
Stories
1
Total area
7,980 SF
Lot
60.37 ac (2,629,717 SF)
APN
114-30-002C
UPID
US07-0663157
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
FARM SUPPLY & EQUIPMENT (COMMERCIAL) Current
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$2.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$2.2M
MEDICAL BUILDING
Est. value
$1.8M
INDUSTRIAL (GENERAL)
Est. value
$1.6M
FARM SUPPLY & EQUIPMENT (COMMERCIAL) Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
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
1929
Construction
CONCRETE
Heating
PACKAGE
Cooling
Yes
Stories
1
Buildings
3
Lot
60.37 ac
Current owner
From public records · entity-resolved
Tlc Sisters LLC
Entity
Free & Clear · 1 yrs held
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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 25, 2025
—
Tlc Sisters LLC
Watermark Hacienda Sisters Investme
Deed
—
Aug 6, 2020
—
Tucson Hacienda Cyn Owner LLC
—
Deed
related
$82,510,000 · Bmo Harris Bk NA
Mar 31, 2020
$252,905
Tucson Hacienda Canyon Owner LLC
Tucson Hacienda Canyon Owner III Ll
Special Warranty Deed
$2,510,000 · Bmo Harris Bank NA
Feb 12, 2019
$1,328,000
Hacienda Canyon Owne Tucson
Sisters Of The Immaculate
Grant Deed
—
Nov 2, 2018
$252,905
Hacienda Canyon Owne Tucson
Sisters Of The Immaculate
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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