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Property profile & analytics
OFF-MARKET
Estimated value
$2,965,000
Retail space
3931 Costco Dr Tucson, AZ 85741-2864
Entity Owned
4-yr Hold
Free & Clear
Property ID
US07-0067504
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1991
Construction
CONCRETE
Total area
23,513 SF
Lot
4.05 ac (176,372 SF)
APN
101-05-026M
UPID
US07-0067504
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
$3.00M
CAP Approach
CAP
$3.44M
Comparable Approach
Comparable
$2.99M
Blend (final)
Blend
$2.97M
Owner & transaction history
Dybbol 1864 LLC · 4 yrs held
Dybbol 1864 LLC
since 2022
Last sale
$2.9M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$4.8M
+27.7%
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
$3,050,000
ML approach
$2,995,000
CAP Approach
CAP Return
Estimation
6%
$3,725,000
6.5%
$3,440,000
7%
$3,195,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,795,000
Current use
INDUSTRIAL (GENERAL)
$4,845,000
Change: +28% · Conversion: Difficult
Blend value · Realmo final
$2.97M
Range $2.67M – $3.26M · ±10% · vs last sale $2.90M (Mar 18 2022)
Last sale anchor
$2.90M
Mar 18 2022
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
$126 / 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
$48,323
Tax year 2023
Assessed value
$359,325
Assessed 2024
Previous assessed
$329,990
+8.9% YoY
Effective rate
13.45%
On assessed value
Assessed land
$190,799
Assessed improvement
$168,526
Land market value
$1,059,996
Improvement market value
$936,257
Total market value
$1,996,253
Applied tax rate
809.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1991
Construction
CONCRETE
Heating
FORCED AIR
Cooling
EVAPORATIVE
Stories
1
Total area
23,513 SF
Lot
4.05 ac (176,372 SF)
APN
101-05-026M
UPID
US07-0067504
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
RETAIL STORES Current
Est. value
$3.8M
INDUSTRIAL (GENERAL)
Est. value
$4.8M
RETAIL STORES Current
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
1991
Construction
CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
4.05 ac
Current owner
From public records · entity-resolved
Dybbol 1864 LLC
Entity
Free & Clear · 4 yrs held
Mailing address
390 E PARKCENTER BLVD STE #200, BOISE, ID 83706-6284
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 18, 2022
$2,900,000
Dybbol 1864 LLC
Cozette Dunlap
Special Warranty Deed
—
May 5, 2005
$3,300,000
Dunlap D D Trust
Pl Tucson LLC
Grant Deed
—
Dec 28, 2004
—
Pl Tucson LLC
Price Legacy Corp
Grant Deed
$184,300,000 · J P Morgan Chase Bank
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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